Over-Under Duplex with
For Sale
$300,000
91 Brook Street, Sanford, ME 04073
Two-level residential income property with an occupied upper residence, a vacant lower residence, and Urban zoning.
Property Size1,768 SF
Price / SF$169.68
Days on Market289
Property Features for 91 Brook Street
General Information
Standard status
Active
Size
1,768 SF
Property subtype
Multi-Family
Zoning
Urban
Taxes and HOA fees
Annual Taxes
$3,581
Amenities
Hot Water
Full, Exterior Only
Wood, Vinyl, Carpet
No
Yes
2.00
2
Shingle
Vinyl Siding, Wood Frame
Building Details
Year Built
1920
Units
2
Listing Agency:
Bean Group / Portsmouth
(603) 749-4800
Listed By:
Nichole Fecteau
(603) 749-4800
Source:
Compass
Added: Nov 15, 2025
Changed: Aug 30
Last Checked: Aug 30 at 4:33PM
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 Bean Group / Portsmouth
Investment Insights
Based on property information with market context.
Built in 1920, this over-under duplex contains 1,768 square feet arranged as two separate residences. The upper unit has two bedrooms and is occupied by long-term tenants. The lower unit offers three bedrooms and one bathroom and is available for renovation, leasing, or owner occupancy. The property also includes a one-car garage that requires work.
Located at 91 Brook Street in Sanford, Maine, the property carries Urban zoning. Existing rental occupancy in the upper residence provides an established operating component, while the lower unit offers a separate space for improvements or new tenancy. The source information reports an 8% cap rate.
Located at 91 Brook Street in Sanford, Maine, the property carries Urban zoning. Existing rental occupancy in the upper residence provides an established operating component, while the lower unit offers a separate space for improvements or new tenancy. The source information reports an 8% cap rate.
Key Highlights
- Over‑under duplex with 1,768 square feet
- Upper unit includes 2 bedrooms and is occupied by long‑term tenants
- Lower unit has 3 bedrooms and 1 bathroom
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
$27,323
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
9.11%
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%
$546,460
$546.5K
Cap Rate 7%
$390,329
$390.3K
Cap Rate 9%
$303,589
$303.6K
Market Conditions
NOI Build-Up for 1,768 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
$52.4K $29.64/SF
− Vacancy
−$2.7K −$1.54/SF
EGI
$49.7K $28.10/SF
− OpEx
−$22.4K −$12.64/SF
NOI
$27.3K $15.45/SF
Area
York County, ME
Vacancy
5.20%
Lease Rate
$29.64 /SF/Yr
Expense Ratio
45.00%
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%
$546,460
Cap Rate 7%
$390,329
Cap Rate 9%
$303,589
Alternative Uses
Best Use
Multifamily LT 5
$427.6K
$374.1K – $498.8K
NOI $29,929 @ 7.0% cap · market cap 9.98%
Second Best
Apartment 5plus
$390.3K
$341.5K – $455.4K
NOI $27,323 @ 7.0% cap · market cap 9.11%
Theoretical Best
Office A
$560.4K
$490.4K – $653.9K
NOI $39,231 @ 7.0% cap · market cap 13.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
587
Businesses Nearby
Explore this area
Business Placement
Demographics for 04073, ME
17,283
Population
7,772
Households
2.2
Avg Household Size
41
Median Age
21%
College-Educated
90%
High-School Grad
37.7 sq mi
ZIP Area
458
Density / Sq Mi
$69,135
Median Household Income
$42,758
Median Earnings
$1,145
Median Rent
$259,500
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 - Two-level residential income property with an occupied upper residence, a vacant lower residence, and Urban zoning.
Where is this duplex located?
The property is located at 91 Brook Street Sanford, ME.
What is the asking price?
The asking price for this property is $300,000.
What are key features of this property?
This property features: Over‑under duplex with 1,768 square feet; Upper unit includes 2 bedrooms and is occupied by long‑term tenants; Lower unit has 3 bedrooms and 1 bathroom
