Riverfront
New
For Sale
$250,000
595 N River Road, Auburn, ME 04210
Multi-Family, Auburn, ME
Property Size2,192 SF
Lot Size9.00 Acres
Price / SF$114.05
Days on Market1
Property Features for 595 N River Road
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
AG
Bathrooms
3
Full bathrooms
3
Rooms
Basement, Bathroom 1, Bathroom 3, Bathroom 2
Basement
Unfinished, Full, Sump Pump
Lot features
Rolling/ Sloping, Level, Wooded, Near Shopping, Near Town
Standard status
Active
Size
2,192 SF
Lot size
9.00 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
3988
Utilities
Sewer type
Private Sewer
Heating system
Oil, Baseboard, Hot Water(Heating)
Water source
Private, Well
Water front
1
Building Details
Year built
1860
Floors in Building
2
Number of units
2
Flooring type
Wood, Laminate, Linoleum
Building materials
Wood Frame, Vinyl Siding
Roof type
Metal
Architectural style
Colonial
Additional Structures
Outbuilding
Listing Agency:
Fontaine Family-The Real Estate Leader
(207) 784-3800
Listed By:
Sierra Lemieux
(207) 376-7255
Added: Aug 24
Last Checked: Aug 24 at 7:06PM
MLS# 1677554
Copyright © 2026 Maine Listings. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 2,192-square-foot Colonial farmhouse contains two residential units and dates to 1860. The property requires a full renovation and includes wood-frame construction, vinyl siding, a metal roof, wood, laminate, and linoleum flooring, plus oil-fired hot-water baseboard heating. A Generac generator and updated well and septic systems installed in 2006/2007 are also in place.
The property encompasses 9 acres along the Androscoggin River, with over 1,000 feet of combined waterfrontage and a river-fed pond. Water service is provided by a private well, with private sewer serving the property. The two-unit configuration is supported by a basement and three bathrooms, offering a defined framework for restoration.
The property encompasses 9 acres along the Androscoggin River, with over 1,000 feet of combined waterfrontage and a river-fed pond. Water service is provided by a private well, with private sewer serving the property. The two-unit configuration is supported by a basement and three bathrooms, offering a defined framework for restoration.
Key Highlights
- 2,192 sq ft two‑unit Colonial farmhouse built in 1860
- 9 acres along the Androscoggin River
- Over 1,000 ft of combined waterfrontage and a river‑fed pond
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
$21,620
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
8.65%
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%
$432,400
$432.4K
Cap Rate 7%
$308,857
$308.9K
Cap Rate 9%
$240,222
$240.2K
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
$31.3K $14.28/SF
− Vacancy
−$416 −$0.19/SF
EGI
$30.9K $14.09/SF
− OpEx
−$9.3K −$4.23/SF
NOI
$21.6K $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%
$432,400
Cap Rate 7%
$308,857
Cap Rate 9%
$240,222
Alternative Uses
Best Use
Multifamily LT 5
$308.9K
$270.3K – $360.3K
NOI $21,620 @ 7.0% cap · market cap 8.65%
Second Best
Apartment 5plus
$293.4K
$256.8K – $342.4K
NOI $20,541 @ 7.0% cap · market cap 8.22%
Theoretical Best
Warehouse
$3.89M
$3.41M – $4.54M
NOI $272,521 @ 7.0% cap · market cap 109.01%
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
324
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-unit Colonial farmhouse on nine acres with private well, private sewer, and renovation needs.
Where is this duplex located?
The property is located at 595 N River Road Auburn, ME.
What is the asking price?
The asking price for this property is $250,000.
What are key features of this property?
This property features: 2,192 sq ft two‑unit Colonial farmhouse built in 1860; 9 acres along the Androscoggin River; Over 1,000 ft of combined waterfrontage and a river‑fed pond
