Building Details

Year Built 1965

Listing Agency: Coldwell Banker Realty d***@cbrealty.com Show Phone

Listed By: Duncan McGilvery

Source: 603luxury

Added: Jul 27 Changed: Aug 28 Last Checked: Aug 25 at 3:49AM

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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 Coldwell Banker Realty

Investment Insights

Based on property information with market context.

This duplex provides 1,560 square feet across two residential units, with each unit offering 780 square feet, two bedrooms, and one full bathroom. The building was constructed in 1965 and has been renovated over the years. Additional features include a full unfinished basement for storage, a large yard on a private 0.68-acre lot, and a whole-house generator.

The property is located in Yarmouth near the Freeport line, with shopping, dining, and other amenities in Freeport only minutes away. Highway access is convenient, and Portland is approximately 20 minutes from the property.

Key Highlights

• Two‑unit duplex with 1,560 square feet of total property size
• Each unit includes 780 square feet, 2 bedrooms, and 1 full bath
• Situated on a private 0.68‑acre lot with a large yard

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

$27,568

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

4.48%

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%

$551,360 $551.4K

Cap Rate 7%

$393,829 $393.8K

Cap Rate 9%

$306,311 $306.3K

Market Conditions

NOI Build-Up for 1,560 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

$42.1K $27.00/SF

− Vacancy

−$2.7K −$1.76/SF

EGI

$39.4K $25.25/SF

− OpEx

−$11.8K −$7.57/SF

NOI

$27.6K $17.67/SF

Area

Cumberland County, ME

Vacancy

6.50%

Lease Rate

$27.00 /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%

$551,360

Cap Rate 7%

$393,829

Cap Rate 9%

$306,311

Alternative Uses

Best Use

Multifamily LT 5

$393.8K

$344.6K – $459.5K (±1% cap)

NOI $27,568 @ 7.0% cap · market cap 4.48%

Second Best

Apartment 5plus

$366.4K

$320.6K – $427.5K (±1% cap)

NOI $25,647 @ 7.0% cap · market cap 4.17%

Theoretical Best

Office A

$428.8K

$375.2K – $500.2K (±1% cap)

NOI $30,014 @ 7.0% cap · market cap 4.88%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Duplexes

Suggested Use

Top Pick Auto Repair Shop Real Estate Agency Computer & Electronic Repair Tech Support Center

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

2

Residential units

Yes

Highway access

Location Intelligence

Trade Area within ½ mile

11

Businesses Nearby

Explore this area Business Placement

Demographics for 04096, ME

8,990

Population

3,625

Households

2.5

Avg Household Size

45

Median Age

69%

College-Educated

99%

High-School Grad

13.4 sq mi

ZIP Area

671

Density / Sq Mi

$107,911

Median Household Income

$50,848

Median Earnings

$1,709

Median Rent

$572,700

Median Home Value

Market

Vacancy Rate% for Multifamily in Northeast region

4% 2022

4.6% 2023

5.3% 2024

5.6% 2025

Questions? Ask Rey

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Frequently Asked Questions

What type of property is this?

Duplex - Two-unit property with a large yard, unfinished basement, and convenient highway access.

Where is this duplex located?

The property is located at 607 Granite St Yarmouth, ME.

What is the asking price?

The asking price for this property is $615,000.

What are key features of this property?

This property features: Two‑unit duplex with 1,560 square feet of total property size; Each unit includes 780 square feet, 2 bedrooms, and 1 full bath; Situated on a private 0.68‑acre lot with a large yard