Four-Unit Quadplex with Off-Street
For Sale
$450,000
82 Hampshire Street, Auburn, ME 04210
Multi-Family, Auburn, ME
Property Size3,272 SF
Lot Size0.09 Acres
Price / SF$137.53
Days on Market41
Property Features for 82 Hampshire Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
T-4.2
Bathrooms
4
Full bathrooms
4
Rooms
Basement, Bathroom 1, Bathroom 3, Bathroom 4, Bathroom 2
Basement
Full, Unfinished
Lot features
Corner Lot, Level, Sidewalks, Intown, Near Shopping, Near Town
Standard status
Active
Size
3,272 SF
Lot size
0.09 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
4391
Utilities
Sewer type
Public Sewer
Heating system
Hot Water(Heating), Forced Air, Baseboard, Oil, Natural Gas, Zoned
Water source
Public
Amenities
off-street parking
Building Details
Year built
1920
Floors in Building
2
Number of units
4
Flooring type
Carpet, Wood, Vinyl
Building materials
Wood Frame, Vinyl Siding
Roof type
Shingle
Listing Agency:
Keller Williams Realty
(207) 879-9800
Listed By:
Faith Fontaine
(207) 576-4179
Added: Jul 15
Changed: Aug 19
Last Checked: Aug 24 at 10:06AM
MLS# 1670997
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 3,272-square-foot quadplex at 82 Hampshire Street contains four apartments: two one-bedroom units and two two-bedroom units. Built in 1920, the wood-frame property has vinyl siding, shingle roofing, and a combination of carpet, wood, and vinyl flooring. Two heating systems serve the building, with listed heating features including hot water, forced air, baseboard, oil, natural gas, and zoned controls.
The property occupies 0.09 acres in Auburn, Maine, with off-street parking and public water and sewer service. T-4.2 zoning is identified for the site. The unit configuration, established residential layout, and separate apartment mix provide a clearly defined four-unit multifamily asset.
The property occupies 0.09 acres in Auburn, Maine, with off-street parking and public water and sewer service. T-4.2 zoning is identified for the site. The unit configuration, established residential layout, and separate apartment mix provide a clearly defined four-unit multifamily asset.
Key Highlights
- Four‑unit property with two 1‑bedroom and two 2‑bedroom apartments
- 3,272 square feet on a 0.09‑acre lot
- Off‑street parking included
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
$32,272
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
7.17%
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%
$645,440
$645.4K
Cap Rate 7%
$461,029
$461.0K
Cap Rate 9%
$358,578
$358.6K
Market Conditions
NOI Build-Up for 3,272 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
$46.7K $14.28/SF
− Vacancy
−$621 −$0.19/SF
EGI
$46.1K $14.09/SF
− OpEx
−$13.8K −$4.23/SF
NOI
$32.3K $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%
$645,440
Cap Rate 7%
$461,029
Cap Rate 9%
$358,578
Alternative Uses
Best Use
Multifamily LT 5
$461.0K
$403.4K – $537.9K
NOI $32,272 @ 7.0% cap · market cap 7.17%
Second Best
Apartment 5plus
$438.0K
$383.3K – $511.0K
NOI $30,662 @ 7.0% cap · market cap 6.81%
Theoretical Best
Warehouse
$5.81M
$5.08M – $6.78M
NOI $406,792 @ 7.0% cap · market cap 90.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
943
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
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Frequently Asked Questions
What type of property is this?
Quadplex - Residential income property with a balanced apartment mix, off-street parking, and two heating systems.
Where is this quadplex located?
The property is located at 82 Hampshire Street Auburn, ME.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: Four‑unit property with two 1‑bedroom and two 2‑bedroom apartments; 3,272 square feet on a 0.09‑acre lot; Off‑street parking included
