Duplex with Detached
New
For Sale
$400,000
Auburn, ME 04210, Auburn, ME 04210
Multi-Family, Auburn, ME
Property Size2,600 SF
Lot Size0.58 Acres
Price / SF$153.85
Days on Market4
Property Features
General Information
Property type
Residential Multi Family
Property subtype
Other
Bathrooms
2
Full bathrooms
2
Rooms
Basement, Bathroom 1, Bathroom 2
Patio and Porch features
Porch
Basement
Partial, Full, Finished, Walk-Out Access
Lot features
Near Country Club, Well Landscaped, Open, Near Golf Course, Near Shopping, Near Turnpike/ Interstate, Near Town
Standard status
Active
Size
2,600 SF
Lot size
0.58 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
5456
Utilities
Sewer type
Public Sewer
Heating system
Hot Water(Heating), Baseboard, Natural Gas
Water source
Public
Amenities
gas fireplace
maple hardwood floors
partially finished basement
laundry hook ups
detached garage
newly paved driveway
outbuildings
garden areas
Building Details
Year built
1920
Number of units
2
Flooring type
Linoleum, Concrete, Vinyl, Hardwood, Wood, Carpet
Building materials
Stone, Wood Frame, Wood Siding
Roof type
Shingle
Architectural style
Split Level
Additional Structures
Outbuilding
Listing Agency:
Maine Real Estate Pros
(207) 200-8759
Listed By:
Stephen Morgan
(207) 754-2773
Added: Aug 28
Last Checked: Aug 31 at 5:06AM
MLS# 1678257
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 Auburn duplex, built in 1920, contains 2,600 square feet with 13 rooms, 7 bedrooms, and 2.5 baths. The split-level layout includes hardwood and other mixed flooring, a partially finished basement, and three laundry hookups. The first-floor residence has a gas fireplace with a heat-o-later, while natural-gas hot-water baseboard heating serves the property. One unit is currently vacant, and tenants pay their own heat, hot water, and electricity.
The 0.58-acre parcel includes a detached oversized two-car garage with storage above, a newly paved driveway, a porch, additional outbuildings, and garden areas. Public water and public sewer serve the property. Exterior construction includes stone, wood frame, and wood siding, with a shingle roof. The property is located in Auburn, ME 04210.
The 0.58-acre parcel includes a detached oversized two-car garage with storage above, a newly paved driveway, a porch, additional outbuildings, and garden areas. Public water and public sewer serve the property. Exterior construction includes stone, wood frame, and wood siding, with a shingle roof. The property is located in Auburn, ME 04210.
Key Highlights
- 2,600 square feet with 13 rooms, 7 bedrooms, and 2.5 baths
- One unit currently vacant for potential owner occupancy
- Detached oversized 2‑car garage with storage above
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
$25,644
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
6.41%
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%
$512,880
$512.9K
Cap Rate 7%
$366,343
$366.3K
Cap Rate 9%
$284,933
$284.9K
Market Conditions
NOI Build-Up for 2,600 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
$37.1K $14.28/SF
− Vacancy
−$494 −$0.19/SF
EGI
$36.6K $14.09/SF
− OpEx
−$11.0K −$4.23/SF
NOI
$25.6K $9.86/SF
Area
Androscoggin County, ME
Vacancy
1.33%
Lease Rate
$14.28 /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%
$512,880
Cap Rate 7%
$366,343
Cap Rate 9%
$284,933
Alternative Uses
Best Use
Multifamily LT 5
$366.3K
$320.6K – $427.4K
NOI $25,644 @ 7.0% cap · market cap 6.41%
Second Best
Apartment 5plus
$348.1K
$304.6K – $406.1K
NOI $24,364 @ 7.0% cap · market cap 6.09%
Theoretical Best
Warehouse
$4.62M
$4.04M – $5.39M
NOI $323,246 @ 7.0% cap · market cap 80.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
152
Businesses Nearby
Explore this area
Business Placement
Demographics for 04210, ME
24,061
Population
11,113
Households
2.2
Avg Household Size
42
Median Age
29%
College-Educated
92%
High-School Grad
59.3 sq mi
ZIP Area
406
Density / Sq Mi
$66,552
Median Household Income
$42,624
Median Earnings
$983
Median Rent
$254,600
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 - One unit is vacant, creating an owner-occupant option alongside separate garage storage.
Where is this duplex located?
The property is located at Auburn, ME.
What is the asking price?
The asking price for this property is $400,000.
What are key features of this property?
This property features: 2,600 square feet with 13 rooms, 7 bedrooms, and 2.5 baths; One unit currently vacant for potential owner occupancy; Detached oversized 2‑car garage with storage above
