Ranch Duplex with
New
For Sale
$695,000
85 Running Hill Rd, Scarborough, ME 04074
Two-level duplex with open-concept interiors, a deck, attached garage, and access to a pond-side outdoor setting.
Property Size2,080 SF
Price / SF$334.13
Days on Market2
Property Features for 85 Running Hill Rd
General Information
Standard status
Active
Size
2,080 SF
Property subtype
Multi-Family
Building Details
Year Built
1984
Listing Agency:
Landing Real Estate
Listed By:
Matthew DiBiase
(207) 775-7653
Source:
Soldbymichaelthomas
Added: Sep 11
Last Checked: Sep 11 at 2:21PM
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 Landing Real Estate
Investment Insights
Based on property information with market context.
This 2,080-square-foot duplex, built in 1984, places two distinct living areas within a ranch-style property on 1.8 acres. The main-level unit has an open-concept living area and access to a broad rear deck overlooking the yard and pond. The lower-level unit provides a one-bedroom open-concept layout, creating flexible separation between the residences.
An attached two-car garage and separate storage shed add practical space for vehicles, tools, and outdoor equipment. The property combines a country setting with access to town amenities, restaurants, and area beaches, while Interstate 95 provides a direct commuting and travel connection.
An attached two-car garage and separate storage shed add practical space for vehicles, tools, and outdoor equipment. The property combines a country setting with access to town amenities, restaurants, and area beaches, while Interstate 95 provides a direct commuting and travel connection.
Key Highlights
- Duplex on 1.8 acres with a pond and expansive outdoor yard
- 2,080 square feet across two living areas
- Lower‑level Unit 2 includes one bedroom and an open‑concept layout
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
$36,757
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
5.29%
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%
$735,140
$735.1K
Cap Rate 7%
$525,100
$525.1K
Cap Rate 9%
$408,411
$408.4K
Market Conditions
NOI Build-Up for 2,080 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
$56.2K $27.00/SF
− Vacancy
−$3.7K −$1.76/SF
EGI
$52.5K $25.25/SF
− OpEx
−$15.8K −$7.57/SF
NOI
$36.8K $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%
$735,140
Cap Rate 7%
$525,100
Cap Rate 9%
$408,411
Alternative Uses
Best Use
Multifamily LT 5
$525.1K
$459.5K – $612.6K
NOI $36,757 @ 7.0% cap · market cap 5.29%
Second Best
Apartment 5plus
$488.5K
$427.5K – $569.9K
NOI $34,196 @ 7.0% cap · market cap 4.92%
Theoretical Best
Office A
$571.7K
$500.2K – $667.0K
NOI $40,018 @ 7.0% cap · market cap 5.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
136
Businesses Nearby
Explore this area
Business Placement
Demographics for 04074, ME
21,952
Population
10,561
Households
2.1
Avg Household Size
46
Median Age
58%
College-Educated
99%
High-School Grad
47.6 sq mi
ZIP Area
461
Density / Sq Mi
$125,642
Median Household Income
$55,955
Median Earnings
$1,821
Median Rent
$502,700
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Two-level duplex with open-concept interiors, a deck, attached garage, and access to a pond-side outdoor setting.
Where is this duplex located?
The property is located at 85 Running Hill Rd Scarborough, ME.
What is the asking price?
The asking price for this property is $695,000.
What are key features of this property?
This property features: Duplex on 1.8 acres with a pond and expansive outdoor yard; 2,080 square feet across two living areas; Lower‑level Unit 2 includes one bedroom and an open‑concept layout
