Duplex with In-Law
New
For Sale
$695,000
85 Running Hill Road, Scarborough, ME 04074
Multi-Family, Scarborough, ME
Property Size2,080 SF
Lot Size1.80 Acres
Price / SF$334.13
Days on Market3
Property Features for 85 Running Hill Road
General Information
Property type
Residential Multi Family
Property subtype
Single Family Residence
Zoning
RH2
Bathrooms
3
Full bathrooms
3
Rooms
Bathroom 3, Bathroom 1, Bathroom 2, Basement
Patio and Porch features
Deck
Interior features
In-Law Apartment, 1st Floor Bedroom, 1st Floor Primary Bedroom w/Bath, Primary Bedroom w/Bath
Basement
Finished, Full, Daylight, Walk-Out Access, Sump Pump
Lot features
Well Landscaped, Rolling/ Sloping, Open, Level, Wooded, Near Golf Course, Near Shopping, Near Turnpike/ Interstate, Near Town
Standard status
Active
Size
2,080 SF
Lot size
1.80 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
4889
Utilities
Sewer type
Private Sewer
Heating system
Kerosene, Baseboard, Electric (Heating)
Water source
Well
Water front
1
Building Details
Year built
1984
Number of units
2
Flooring type
Carpet, Tile, Laminate
Building materials
Wood Frame, Wood Siding
Roof type
Shingle
Architectural style
Ranch
Listing Agency:
Landing Real Estate
(207) 775-7653
Listed By:
Matthew DiBiase
(207) 775-7653
Added: Aug 27
Last Checked: Aug 29 at 11:06AM
MLS# 1678044
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 Ranch-style duplex contains 2,080 square feet on a 1.8-acre parcel. The main-level residence offers an open-concept living area, a first-floor bedroom, and access to a broad rear deck. A lower-level one-bedroom apartment provides additional living space and includes an open layout. An attached two-car garage and separate storage shed support vehicle, tool, and equipment storage.
The property includes a spacious yard extending toward a pond, creating a private outdoor setting. Built in 1984, the home has wood-frame construction with wood siding, a shingle roof, well water, and a private sewer. It is located near town amenities, restaurants, and area beaches, with access to Interstate 95 for regional travel. Zoning is RH2.
The property includes a spacious yard extending toward a pond, creating a private outdoor setting. Built in 1984, the home has wood-frame construction with wood siding, a shingle roof, well water, and a private sewer. It is located near town amenities, restaurants, and area beaches, with access to Interstate 95 for regional travel. Zoning is RH2.
Key Highlights
- 2,080 square feet on 1.8 acres
- Duplex configuration with lower‑level one‑bedroom apartment
- Main‑level open‑concept living area with first‑floor bedroom
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
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
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
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Ranch-style duplex with separate living areas, outdoor space, and an attached two-car garage.
Where is this duplex located?
The property is located at 85 Running Hill Road 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: 2,080 square feet on 1.8 acres; Duplex configuration with lower‑level one‑bedroom apartment; Main‑level open‑concept living area with first‑floor bedroom
