Renovated Duplex with
For Sale
$349,000
6 Harris Street, Sanford, ME 04083
Multi-Family, Sanford, ME
Property Size1,652 SF
Lot Size0.10 Acres
Price / SF$211.26
Days on Market56
Property Features for 6 Harris Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
U
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 1, Bathroom 2, Basement
Parking features
On Street
Patio and Porch features
Porch
Interior features
1st Floor Bedroom, Bathtub, Shower, Storage
Basement
Unfinished, Full, Sump Pump
Lot features
Level, Sidewalks, Intown, Near Shopping, Near Public Transit
Standard status
Active
Size
1,652 SF
Lot size
0.10 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
3165
Utilities
Sewer type
Public Sewer
Heating system
Hot Water(Heating), Baseboard, Oil
Water source
Public
Water front features
Stream
Building Details
Year built
1915
Floors in Building
3
Number of units
2
Flooring type
Carpet, Wood, Tile, Vinyl
Building materials
Wood Frame, Vinyl Siding
Roof type
Shingle
Architectural style
Other
Additional Structures
Storage
Listing Agency:
Keller Williams Realty
(207) 879-9800
Listed By:
Autumn Potter · License #BA929382
(770) 639-5227
Added: Jul 7
Changed: Aug 26
Last Checked: Aug 31 at 5:06AM
MLS# 1644932
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 duplex at 6 Harris Street includes 1,652 square feet on a 0.1-acre parcel, with one unit currently vacant. Recent work includes a roof, windows, and oil tank installed in 2022; renovated kitchens and bathrooms completed in 2023 and 2025; replacement water heaters; plumbing, electrical, and safety upgrades; and a replaced basement sewer line and sump pump. The basement wall has been repaired, interior surfaces repainted, lighting updated, and the furnace serviced. Unit B also has newly built front steps.
The property uses public water and public sewer and is heated by an oil-fired hot-water baseboard system. Additional features include wood, tile, vinyl, and carpet flooring, basement storage, a porch, on-street parking, and a stream. The tenant pays electric, trash, and internet expenses. Built in 1915, the property is zoned U and located in Sanford, Maine, within York County.
The property uses public water and public sewer and is heated by an oil-fired hot-water baseboard system. Additional features include wood, tile, vinyl, and carpet flooring, basement storage, a porch, on-street parking, and a stream. The tenant pays electric, trash, and internet expenses. Built in 1915, the property is zoned U and located in Sanford, Maine, within York County.
Key Highlights
- 1,652‑square‑foot duplex on a 0.1‑acre lot
- Unit B is vacant and ready for occupancy
- Roof, windows, and oil tank replaced in 2022
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
$27,966
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
8.01%
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%
$559,320
$559.3K
Cap Rate 7%
$399,514
$399.5K
Cap Rate 9%
$310,733
$310.7K
Market Conditions
NOI Build-Up for 1,652 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
$42.0K $25.44/SF
− Vacancy
−$2.1K −$1.26/SF
EGI
$40.0K $24.18/SF
− OpEx
−$12.0K −$7.25/SF
NOI
$28.0K $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%
$559,320
Cap Rate 7%
$399,514
Cap Rate 9%
$310,733
Alternative Uses
Best Use
Multifamily LT 5
$399.5K
$349.6K – $466.1K
NOI $27,966 @ 7.0% cap · market cap 8.01%
Second Best
Apartment 5plus
$364.7K
$319.1K – $425.5K
NOI $25,530 @ 7.0% cap · market cap 7.32%
Theoretical Best
Office A
$523.7K
$458.2K – $611.0K
NOI $36,657 @ 7.0% cap · market cap 10.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
271
Businesses Nearby
Explore this area
Business Placement
Demographics for 04083, ME
4,699
Population
2,202
Households
2.1
Avg Household Size
42
Median Age
34%
College-Educated
94%
High-School Grad
10.0 sq mi
ZIP Area
470
Density / Sq Mi
$81,299
Median Household Income
$52,832
Median Earnings
$1,210
Median Rent
$249,300
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two-unit property with updated systems, a covered porch, public utilities, and one unit available for occupancy.
Where is this duplex located?
The property is located at 6 Harris Street Sanford, ME.
What is the asking price?
The asking price for this property is $349,000.
What are key features of this property?
This property features: 1,652‑square‑foot duplex on a 0.1‑acre lot; Unit B is vacant and ready for occupancy; Roof, windows, and oil tank replaced in 2022
