Cape Cod Duplex with In-Law
For Sale
$1,549,000
88-90 Old Pool Road, Biddeford, ME 04005
MULTI_FAMILY - Cape Cod - Biddeford, ME
Property Size3,800 SF
Lot Size4.07 Acres
Price / SF$407.63
Days on Market35
Property Features for 88-90 Old Pool Road
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
CR
Bathrooms
3
Full bathrooms
3
Rooms
Basement, Bathroom 2, Bathroom 3, Bathroom 1
Parking features
Open, Off Street
Patio and Porch features
Deck, Porch
Pets allowed
No
Interior features
In-Law Apartment, 1st Floor Bedroom, Bathtub, Shower, Storage, Primary Bedroom w/Bath
Basement
Walk-Out Access
Lot features
Well Landscaped, Pasture/ Field, Open, Level, Wooded, Near Public Beach
Standard status
Active
Size
3,800 SF
Lot size
4.07 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
8679
Utilities
Sewer type
Septic Tank
Heating system
Oil, Forced Air
Water source
Public
Water front features
Stream
Amenities
private pond
mature woods
screened gazebo
wood floors
abundant natural light
Building Details
Year built
1853
Floors in Building
2
Number of units
2
Flooring type
Carpet, Linoleum, Wood, Hardwood
Building materials
Wood Frame, Aluminum Siding, Vinyl Siding, Wood Siding
Roof type
Shingle
Architectural style
Cape Cod
Additional Structures
Storage, Outbuilding
Listing Agency:
Portside Real Estate Group
(207) 204-0465
Listed By:
Lisa Smith
(207) 400-7677
Added: Jul 9
Changed: Aug 1
Last Checked: Aug 12 at 6:06AM
MLS# 1661738
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 Cape Cod duplex features a private, expanded farmhouse with four bedrooms and four baths, hardwood and mixed flooring, and abundant natural light. The home includes an attached, fully functional, legal in-law apartment with a first-floor bedroom and bathroom access, offering flexibility for multi-generational living or additional rental configuration. Heating is oil with forced air, and the property includes public water served by a septic tank.
Set on 4.07 acres, the grounds include a private pond and mature woods, plus a screened gazebo and deck for outdoor use. A stream is listed as a waterfront feature. The property also has an original barn with an oversized garage and a second-floor office, along with a large, versatile studio space suitable as a workshop or event space.
Additional flexibility may be available for a future conversion: the studio space is described as having potential to be converted into a spacious 1500 SF accessory dwelling unit (ADU), pending necessary approvals. The property is zoned CR.
Set on 4.07 acres, the grounds include a private pond and mature woods, plus a screened gazebo and deck for outdoor use. A stream is listed as a waterfront feature. The property also has an original barn with an oversized garage and a second-floor office, along with a large, versatile studio space suitable as a workshop or event space.
Additional flexibility may be available for a future conversion: the studio space is described as having potential to be converted into a spacious 1500 SF accessory dwelling unit (ADU), pending necessary approvals. The property is zoned CR.
Key Highlights
- 4.07‑acre lot with private pond and mature woods plus stream waterfront feature
- Attached, fully functional legal in‑law apartment in the main Cape Cod home
- Built in 1853 with wood‑frame construction and shingle roof
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
$64,327
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
4.15%
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%
$1,286,540
$1.3M
Cap Rate 7%
$918,957
$919.0K
Cap Rate 9%
$714,744
$714.7K
Market Conditions
NOI Build-Up for 3,800 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
$96.7K $25.44/SF
− Vacancy
−$4.8K −$1.26/SF
EGI
$91.9K $24.18/SF
− OpEx
−$27.6K −$7.25/SF
NOI
$64.3K $16.93/SF
Area
York County, ME
Vacancy
4.94%
Lease Rate
$25.44 /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%
$1,286,540
Cap Rate 7%
$918,957
Cap Rate 9%
$714,744
Alternative Uses
Best Use
Multifamily LT 5
$919.0K
$804.1K – $1.07M
NOI $64,327 @ 7.0% cap · market cap 4.15%
Second Best
Apartment 5plus
$838.9K
$734.1K – $978.8K
NOI $58,726 @ 7.0% cap · market cap 3.79%
Theoretical Best
Office A
$1.20M
$1.05M – $1.41M
NOI $84,321 @ 7.0% cap · market cap 5.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
7
Businesses Nearby
Explore this area
Business Placement
Demographics for 04005, ME
24,581
Population
11,001
Households
2.2
Avg Household Size
39
Median Age
29%
College-Educated
95%
High-School Grad
47.9 sq mi
ZIP Area
513
Density / Sq Mi
$71,268
Median Household Income
$39,176
Median Earnings
$1,186
Median Rent
$351,700
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 - Cape Cod duplex on 4.07 acres with a legal in-law apartment, public water, and septic, zoned CR.
Where is this duplex located?
The property is located at 88-90 Old Pool Road Biddeford, ME.
What is the asking price?
The asking price for this property is $1,549,000.
What are key features of this property?
This property features: 4.07‑acre lot with private pond and mature woods plus stream waterfront feature; Attached, fully functional legal in‑law apartment in the main Cape Cod home; Built in 1853 with wood‑frame construction and shingle roof
