Waterfront Restaurant with
For Sale
$900,000
108 Marina Road, Hampden, ME 04444
Commercial Sale, Hampden, ME
Property Size4,180 SF
Lot Size1.00 Acre
Price / SF$215.31
Days on Market77
Property Features for 108 Marina Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Commerical Services
Lot features
Water View, Business District
Standard status
Active
Size
4,180 SF
Lot size
1.00 Acre
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
9984
Utilities
Sewer type
Public Sewer
Water source
Public
Building Details
Year built
1990
Listing Agency:
Tim Dunham Realty
(207) 729-7297
Listed By:
Scott Pettengill
(207) 386-9258
Added: Jun 11
Changed: Aug 19
Last Checked: Aug 26 at 1:06PM
MLS# 1646935
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 4,180-square-foot restaurant property operates seasonally within a marina setting on the Penobscot River. The improvements include an attached two-bedroom, one-bath apartment, providing additional residential space alongside the restaurant operation. Constructed in 1990, the property is served by public water and public sewer.
The site encompasses 1 acre in Hampden and is designated Commercial Services zoning, subject to applicable town approvals. Its waterfront setting, marina context, and existing restaurant configuration support continued restaurant use as well as consideration of the redevelopment concepts identified for the property, including event, hospitality, residential, and mixed-use applications.
The site encompasses 1 acre in Hampden and is designated Commercial Services zoning, subject to applicable town approvals. Its waterfront setting, marina context, and existing restaurant configuration support continued restaurant use as well as consideration of the redevelopment concepts identified for the property, including event, hospitality, residential, and mixed-use applications.
Key Highlights
- 1‑acre waterfront property on the Penobscot River
- 4,180 square feet of restaurant improvements
- Seasonal restaurant operating within a marina setting
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
$56,943
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
6.33%
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%
$1,138,860
$1.1M
Cap Rate 7%
$813,471
$813.5K
Cap Rate 9%
$632,700
$632.7K
Market Conditions
NOI Build-Up for 4,180 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
$79.3K $18.96/SF
− Vacancy
−$3.3K −$0.80/SF
EGI
$75.9K $18.16/SF
− OpEx
−$19.0K −$4.54/SF
NOI
$56.9K $13.62/SF
Area
Penobscot County, ME
Vacancy
4.20%
Lease Rate
$18.96 /SF/Yr
Expense Ratio
25.00%
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%
$1,138,860
Cap Rate 7%
$813,471
Cap Rate 9%
$632,700
Alternative Uses
Best Use
Specialty Retail
$813.5K
$711.8K – $949.1K
NOI $56,943 @ 7.0% cap · market cap 6.33%
Second Best
Mixed Use
$427.9K
$374.4K – $499.3K
NOI $29,955 @ 7.0% cap · market cap 3.33%
Theoretical Best
Office A
$1.35M
$1.18M – $1.58M
NOI $94,501 @ 7.0% cap · market cap 10.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
79
Businesses Nearby
5k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Dollar General
Shops & Services
4,876 visits/mo
0.4 miles
Demographics for 04444, ME
9,304
Population
3,936
Households
2.4
Avg Household Size
42
Median Age
46%
College-Educated
98%
High-School Grad
69.0 sq mi
ZIP Area
135
Density / Sq Mi
$102,922
Median Household Income
$52,845
Median Earnings
$1,019
Median Rent
$270,900
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Conventional restaurant - Seasonal restaurant property with an attached two-bedroom apartment and public water and sewer.
Where is this conventional restaurant located?
The property is located at 108 Marina Road Hampden, ME.
What is the asking price?
The asking price for this property is $900,000.
What are key features of this property?
This property features: 1‑acre waterfront property on the Penobscot River; 4,180 square feet of restaurant improvements; Seasonal restaurant operating within a marina setting
