Cape-Style Duplex with In-Law
For Sale
$1,449,000
88-90 Old Pool Road, Biddeford, ME 04005
Multi-Family, Biddeford, ME
Property Size3,800 SF
Lot Size4.07 Acres
Price / SF$381.32
Days on Market81
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 1, Bathroom 3, Bathroom 2
Parking features
Open, Off Street
Patio and Porch features
Porch, Deck
Pets allowed
No
Interior features
In-Law Apartment, 1st Floor Bedroom, 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
2026
Tax Annual Amount
8679
Utilities
Sewer type
Septic Tank
Heating system
Oil, Forced Air
Water source
Public
Building Details
Year built
1853
Floors in Building
2
Number of units
2
Flooring type
Carpet, Wood, Hardwood, Linoleum
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: Sep 16
Last Checked: Sep 27 at 1:06PM
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.
Built in 1853, this 3,800-square-foot Cape-style duplex property occupies 4.07 acres with mature woods, a private pond, and open outdoor areas. The main residence includes four bedrooms, four baths, wood flooring, abundant natural light, and a first-floor bedroom. An attached legal in-law apartment adds separate living flexibility, while the property also includes a screened gazebo, porch, and deck.
The original barn provides an oversized garage and second-floor office space. A separate studio offers additional functional area for a workshop or events and may support conversion to a 1,500 SF accessory dwelling unit, subject to necessary approvals. Public water and septic service are in place, with open and off-street parking available.
The property is located one mile from Middle Beach and the University of New England, with access to Biddeford’s coastal and downtown areas. CR zoning is identified for the property.
The original barn provides an oversized garage and second-floor office space. A separate studio offers additional functional area for a workshop or events and may support conversion to a 1,500 SF accessory dwelling unit, subject to necessary approvals. Public water and septic service are in place, with open and off-street parking available.
The property is located one mile from Middle Beach and the University of New England, with access to Biddeford’s coastal and downtown areas. CR zoning is identified for the property.
Key Highlights
- 3,800‑square‑foot Cape‑style property built in 1853
- Attached legal in‑law apartment with first‑floor bedroom
- 4.07 acres with a private pond and mature woods
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
4.44%
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 4.44%
Second Best
Apartment 5plus
$838.9K
$734.1K – $978.8K
NOI $58,726 @ 7.0% cap · market cap 4.05%
Theoretical Best
Office A
$1.20M
$1.05M – $1.41M
NOI $84,321 @ 7.0% cap · market cap 5.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
11
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
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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 - Expanded Cape-style property with a legal in-law apartment, private pond, mature woods, and multiple outbuildings.
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 $1,449,000.
What are key features of this property?
This property features: 3,800‑square‑foot Cape‑style property built in 1853; Attached legal in‑law apartment with first‑floor bedroom; 4.07 acres with a private pond and mature woods
