Two-Unit Duplex with
New
For Sale
$599,000
5 Vivian Street, Saco, ME 04072
Two residences offer open-concept living areas, private outdoor space, and two full baths per unit.
Property Size2,192 SF
Price / SF$273.27
Days on Market5
Property Features for 5 Vivian Street
General Information
Standard status
Active
Size
2,192 SF
Property subtype
Multi-family
Site & Location
Highway Access
Yes
Road Access
Yes
Units
Unit Mix
1 x 2BR/2BA, 1 x 3BR/2BA
Multifamily Units
2
Amenities
deck
covered porch
Building Details
Year Built
2003
Listing Agency:
Realty Sales Inc
Listed By:
David Trottier
(603) 433-3350
Source:
Greatislandrealty
Added: Sep 8
Changed: Sep 11
Last Checked: Sep 11 at 2:32PM
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 Realty Sales Inc
Investment Insights
Based on property information with market context.
Built in 2003, this 2,192-square-foot duplex contains two separately arranged residences. The first-floor unit has an open kitchen and living room, two bedrooms, two full baths, a primary suite, an exterior deck, and a covered front porch. The second-floor unit includes an open kitchen, dining, and living area, three bedrooms, two full baths, and a primary suite.
The property sits on a dead-end street in Saco, with a private yard setting. Major shopping, restaurants, I-95, and area beaches are minutes away. The first-floor residence is occupied by a tenant at will, while the second-floor residence is leased through February 28, 2027.
The property sits on a dead-end street in Saco, with a private yard setting. Major shopping, restaurants, I-95, and area beaches are minutes away. The first-floor residence is occupied by a tenant at will, while the second-floor residence is leased through February 28, 2027.
Key Highlights
- 2,192‑square‑foot duplex built in 2003
- Two‑unit layout with 2 bedrooms on the first floor and 3 bedrooms upstairs
- Each unit includes 2 full baths and a primary suite
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
$37,107
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
6.19%
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%
$742,140
$742.1K
Cap Rate 7%
$530,100
$530.1K
Cap Rate 9%
$412,300
$412.3K
Market Conditions
NOI Build-Up for 2,192 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
$55.8K $25.44/SF
− Vacancy
−$2.8K −$1.26/SF
EGI
$53.0K $24.18/SF
− OpEx
−$15.9K −$7.25/SF
NOI
$37.1K $16.93/SF
Area
York County, ME
Vacancy
4.94%
Lease Rate
$25.44 /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%
$742,140
Cap Rate 7%
$530,100
Cap Rate 9%
$412,300
Alternative Uses
Best Use
Multifamily LT 5
$530.1K
$463.8K – $618.5K
NOI $37,107 @ 7.0% cap · market cap 6.19%
Second Best
Apartment 5plus
$483.9K
$423.5K – $564.6K
NOI $33,876 @ 7.0% cap · market cap 5.66%
Theoretical Best
Office A
$694.9K
$608.0K – $810.7K
NOI $48,640 @ 7.0% cap · market cap 8.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
288
Businesses Nearby
Explore this area
Business Placement
Demographics for 04072, ME
20,381
Population
9,619
Households
2.1
Avg Household Size
43
Median Age
40%
College-Educated
96%
High-School Grad
38.6 sq mi
ZIP Area
528
Density / Sq Mi
$84,328
Median Household Income
$47,419
Median Earnings
$1,268
Median Rent
$370,300
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Two residences offer open-concept living areas, private outdoor space, and two full baths per unit.
Where is this duplex located?
The property is located at 5 Vivian Street Saco, ME.
What is the asking price?
The asking price for this property is $599,000.
What are key features of this property?
This property features: 2,192‑square‑foot duplex built in 2003; Two‑unit layout with 2 bedrooms on the first floor and 3 bedrooms upstairs; Each unit includes 2 full baths and a primary suite
