Duplex with Separate
For Sale
$299,000
49 Newbury Street, Auburn, ME 04210
Two residential units share laundry facilities and are leased under month-to-month agreements.
Property Size1,550 SF
Price / SF$192.90
Days on Market19
Property Features for 49 Newbury Street
General Information
Standard status
Active
Size
1,550 SF
Property subtype
Multi-family
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Amenities
shared laundry room
Building Details
Year Built
1920
Listing Agency:
Maine Source Realty
Listed By:
Brandon Caruso
(603) 433-3350
Source:
Greatislandrealty
Added: Aug 13
Changed: Aug 28
Last Checked: Aug 30 at 6:45PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Maine Source Realty
Investment Insights
Based on property information with market context.
Built in 1920, this duplex contains 1,550 square feet arranged as two 2-bedroom, 1-bath residences. Each unit has a separate parking driveway, while a shared laundry room serves the property. The layout provides two distinct living spaces within one residential income property.
Both units are occupied under month-to-month tenancy agreements. Residents pay their own electricity, while heat and hot water are shared. Property management is already in place, and showings are preferred with 48 hours’ notice. The property is located at 49 Newbury Street in Auburn, Maine.
Both units are occupied under month-to-month tenancy agreements. Residents pay their own electricity, while heat and hot water are shared. Property management is already in place, and showings are preferred with 48 hours’ notice. The property is located at 49 Newbury Street in Auburn, Maine.
Key Highlights
- Two 2‑bedroom, 1‑bath units within a 1,550‑square‑foot duplex
- Separate parking driveway for each unit
- Shared laundry room serves both residences
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$15,288
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
5.11%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$305,760
$305.8K
Cap Rate 7%
$218,400
$218.4K
Cap Rate 9%
$169,867
$169.9K
Market Conditions
NOI Build-Up for 1,550 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$22.1K $14.28/SF
− Vacancy
−$294 −$0.19/SF
EGI
$21.8K $14.09/SF
− OpEx
−$6.6K −$4.23/SF
NOI
$15.3K $9.86/SF
Area
Androscoggin County, ME
Vacancy
1.33%
Lease Rate
$14.28 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$305,760
Cap Rate 7%
$218,400
Cap Rate 9%
$169,867
Alternative Uses
Best Use
Multifamily LT 5
$218.4K
$191.1K – $254.8K
NOI $15,288 @ 7.0% cap · market cap 5.11%
Second Best
Apartment 5plus
$207.5K
$181.6K – $242.1K
NOI $14,525 @ 7.0% cap · market cap 4.86%
Theoretical Best
Warehouse
$2.75M
$2.41M – $3.21M
NOI $192,704 @ 7.0% cap · market cap 64.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,447
Businesses Nearby
Explore this area
Business Placement
Demographics for 04210, ME
24,061
Population
11,113
Households
2.2
Avg Household Size
42
Median Age
29%
College-Educated
92%
High-School Grad
59.3 sq mi
ZIP Area
406
Density / Sq Mi
$66,552
Median Household Income
$42,624
Median Earnings
$983
Median Rent
$254,600
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two residential units share laundry facilities and are leased under month-to-month agreements.
Where is this duplex located?
The property is located at 49 Newbury Street Auburn, ME.
What is the asking price?
The asking price for this property is $299,000.
What are key features of this property?
This property features: Two 2‑bedroom, 1‑bath units within a 1,550‑square‑foot duplex; Separate parking driveway for each unit; Shared laundry room serves both residences
