Four-Unit Multifamily
For Sale
$475,000
82 Hampshire Street, Auburn, ME 04210
Four-unit building offers two 1-bedroom and two 2-bedroom apartments with off-street parking and vinyl siding.
Property Size3,272 SF
Price / SF$145.17
Days on Market61
Property Features for 82 Hampshire Street
General Information
Standard status
Active
Size
3,272 SF
Property subtype
Multi-family
Additional Details
Multifamily Units
4
Building Details
Year Built
1920
Tenancy
Multi
Listing Agency:
Keller Williams Realty
Listed By:
Faith Fontaine
(603) 433-3350
Source:
Greatislandrealty
Added: Jun 13
Changed: Aug 11
Last Checked: Aug 11 at 10:16AM
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 Keller Williams Realty
Investment Insights
Based on property information with market context.
This four-unit multifamily building features a unit mix of two 1-bedroom apartments and two 2-bedroom apartments. Exterior improvements include vinyl siding, designed to help reduce exterior maintenance. Off-street parking is available for residents, and the property is serviced by two heating systems, offering flexibility for property management.
Located at 82 Hampshire Street in Auburn, the building is positioned for convenient access to shopping, restaurants, and everyday amenities.
For buyers seeking a versatile income-producing property, the configuration provides a straightforward rental mix while supporting ongoing exterior and heating system management across four separate units.
Located at 82 Hampshire Street in Auburn, the building is positioned for convenient access to shopping, restaurants, and everyday amenities.
For buyers seeking a versatile income-producing property, the configuration provides a straightforward rental mix while supporting ongoing exterior and heating system management across four separate units.
Key Highlights
- Four‑unit multi‑family building built in 1920 with two 1‑bedroom and two 2‑bedroom apartments
- Off‑street parking for added tenant convenience
- Low‑maintenance vinyl siding exterior
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
6.79%
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 6.79%
Second Best
Apartment 5plus
$438.0K
$383.3K – $511.0K
NOI $30,662 @ 7.0% cap · market cap 6.46%
Theoretical Best
Warehouse
$5.81M
$5.08M – $6.78M
NOI $406,792 @ 7.0% cap · market cap 85.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Multi-tenant
Tenancy
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 - Four-unit building offers two 1-bedroom and two 2-bedroom apartments with off-street parking and vinyl siding.
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 $475,000.
What are key features of this property?
This property features: Four‑unit multi‑family building built in 1920 with two 1‑bedroom and two 2‑bedroom apartments; Off‑street parking for added tenant convenience; Low‑maintenance vinyl siding exterior
