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    Two-Unit Duplex with Farmer’s Porch Title is generated by Realmo AI

    8 Allen Street, Berwick, ME 03901

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    Claim this Listing
    For Sale
    Under Contract
    $464,900

    MULTI_FAMILY - Other - Berwick, ME

    Property size:
    2,184 SF
    Lot size:
    0.12 Acres
    Price / SF:
    $212/SF
    Added:
    Apr 24, 2026
    Days on Market:
    43
    Last Refresh:
    Jun 5 at 10:06 am

    Property Features for 8 Allen Street

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Zoning
    R1
    Bedrooms
    4
    Bathrooms
    2
    Rooms
    Bedroom 4, Bedroom 2, Basement, Bedroom 1, Bathroom 2, Bedroom 3, Bathroom 1
    Parking features
    Garage, Off Street, Driveway
    Patio and Porch features
    Porch
    Exterior features
    Garden Space, Natural Shade, Porch
    Standard status
    Active Under Contract
    Size
    2,184 SF
    Lot size
    0.12 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    3993

    Utilities

    Utilities
    Cable Available
    Heating system
    Oil, Hot Water(Heating)
    Water source
    Public

    Building Details

    Year built
    1920
    Floors in Building
    2
    Number of units
    2
    Flooring type
    Carpet, Laminate
    Building materials
    Clapboard Exterior, Vinyl Siding
    Roof type
    Fiberglass, Shingle
    Architectural style
    Other

    We can help!

    Listing Contact
    Darlene Colwell-Ellis

    Listing agent Darlene Colwell-Ellis

    Listing office KW Coastal and Lakes & Mountains Realty/Dover 10 Fourth Street, Portsmouth, ME

    Listing date Apr 24, 2026

    MLS# 5085208 Listing URL

    Copyright © 2026 PrimeMLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Two‑unit multi‑family home built in 1920 in Berwick, ME
    • Each unit has 2 bedrooms and 1 full bathroom
    • Farmer’s porch plus garden space and natural shade
    • Parking includes a garage, off‑street parking, and a large driveway
    • Heating is oil hot water heat; public water and cable available
    • Roof is fiberglass shingle; exterior includes clapboard and vinyl siding

    Overview

    This well-maintained two-unit duplex offers bright, clean interiors with practical, spacious layouts. Each unit includes two bedrooms and one full bathroom, with ample storage throughout. A farmer’s porch adds curb appeal and provides an inviting entry point to the home. The property sits on a lot with a large driveway that supports off-street parking.

    Located in-town at 8 Allen Street in Berwick, Maine, the home provides convenient access to local shops, dining, and community amenities as described in the listing remarks. The property is zoned R1, which should be reviewed in relation to any intended occupancy or use.

    This configuration can work well for a buyer seeking steady rental income from a two-unit setup, or for an owner-occupant who wants to live in one unit and rent the other. With both units laid out similarly, the duplex design supports straightforward management and turnover planning. The listing also notes the possibility of expanding with additional units, subject to town approvals, which may be relevant for buyers planning longer-term use of the site.

    Local Financial Insights For Multifamily LT 5

    Simulate Cap Rate and NOI

    NOI Build-Up
    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.

    Component $ $/SF
    Gross rent $55.6k $25.44
    − Vacancy −$2.7k −$1.26
    EGI $52.8k $24.18
    − OpEx −$15.8k −$7.25
    NOI $37.0k $16.93
    2,184 SF · lease $25.44/SF/yr · vacancy 4.94% · expense 30.00%

    Alternative Uses

    Best Use
    Multifamily LT 5
    $528.2K
    $462.1K – $616.2K (±1% cap)
    NOI $36,971 @ 7.0% cap · market cap 7.95%
    Second Best
    Apartment 5plus
    $482.2K
    $421.9K – $562.5K (±1% cap)
    NOI $33,752 @ 7.0% cap · market cap 7.26%
    Theoretical Best
    Office A
    $692.3K
    $605.8K – $807.7K (±1% cap)
    NOI $48,462 @ 7.0% cap · market cap 10.42%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Duplexes

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Pharmacy

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Berwick
    County
    York
    State
    Maine
    Longitude
    -70.861175
    Latitude
    43.267362

    Nearby Similar for Sale

    • $995,000
      4,702 SF

      Versatile Colonial with Commercial Potential

      Unique property with residential and commercial possibilities in Berwick, Maine.
      107 Berwick Road, Berwick, ME 03901
      View Details
    • $464,900

      Berwick Multi-Family Investment Opportunity

      Well-maintained two-unit property in Berwick, Maine with expansion potential.
      8 Allen St, Berwick, ME 03901
      View Details

    FAQs

    What type of property is this?
    Duplex - Well-kept two-unit duplex with two bedrooms and one full bath per unit, plus off-street parking on a R1 lot.
    Where is this duplex located?
    The property is located at 8 Allen Street Berwick, ME.
    What is the asking price?
    The asking price for this property is $464,900.
    What are key features of this property?
    This property features: Two‑unit multi‑family home built in 1920 in Berwick, ME; Each unit has 2 bedrooms and 1 full bathroom; Farmer’s porch plus garden space and natural shade
    (603) 610-8500
    We can help!
    Listing Contact
    Darlene Colwell-Ellis
    Request Owner's contact information
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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