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    Versatile Mixed-Use Building Overlooking River Title is generated by Realmo AI

    13 Friendship Road, Waldoboro, ME 04572

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    For Sale
    $1,200,000

    COMMERCIAL - Waldoboro, ME

    Property size:
    6,780 SF
    Lot size:
    0.05 Acres
    Price / SF:
    $176/SF
    Added:
    May 13, 2026
    Days on Market:
    1
    Last Refresh:
    May 13 at 10:06 pm

    Property Features for 13 Friendship Road

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    Downtown Business
    Rooms
    Basement
    Parking features
    Other, Off Street
    Basement
    Finished, Walk-Out Access, Full
    Standard status
    Active
    Size
    6,780 SF
    Lot size
    0.05 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    7622

    Utilities

    Sewer type
    Public Sewer
    Heating system
    Heat Pump (Heating), Wood, Electric (Heating), Propane (Heating)
    Cooling system
    Heat Pump
    Water source
    Public

    Building Details

    Flooring type
    Wood, Tile
    Building materials
    Masonry, Wood Frame, Brick, Wood Siding, Other Exterior
    Roof type
    Membrane

    We can help!

    Listing Contact
    Scott Horty
    Scott Horty

    Listing agent Scott Horty

    Listing office Camden Real Estate Company 43 Elm Street, Camden, ME

    Listing date May 13, 2026

    MLS# 1661376

    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.

    HighLights

    • Versatile 4‑story brick building with multiple income‑producing options.
    • Fully equipped commercial kitchen with wood‑fired oven, walk‑in cooler, and loading dock.
    • Operating street‑level catering business (Laura Cabot Catering) in place, fully licensed and compliant.
    • Second‑floor venue space featuring a parquet dance floor, bar, lounge, Riverview deck, and short‑term rental potential.
    • Top two floors configured as a short‑term rental/wellness retreat with yoga space, sauna, and jacuzzi.
    • Turnkey opportunity, fully furnished and equipped, with recent improvements including a new roof, heat pumps, and updated systems.

    Overview

    This classic brick building in Waldoboro, ME, offers 4 floors of versatile living, working, and income-producing options, overlooking the Medomak River. The lower level features a fully equipped wood-fired bakery and prep kitchen with a Pat Manley-built oven, circa 1980, and ample prep & proofing space. It includes a large walk-in cooler, sinks, a range, refrigeration, and a loading dock. There's also a stone hearth Blodgett double-decker oven. The street level and floor above it previously supported a 136-seat restaurant, bar, and catering company. The street-level space is currently occupied by Laura Cabot Catering and is fully licensed and operating. The second floor serves as a swing floor, functioning as a venue for rent or a gathering spot with a parquet dance floor and electrical capacity for a band. It features an adjacent bar, lounge, restroom, and large Riverview deck, along with a library and office space. The top two floors are listed as a short-term rental, accommodating up to six guests. This area can remain a two-story penthouse or be converted into two apartments. It also functions as a wellness retreat with open yoga space, a cedar sauna, and a jacuzzi tub in the remodeled bathroom. The property comes fully furnished and equipped. Recent improvements include a Carlisle Rubber Roofing system, new hatch and louver access to the roof, heat pumps on all floors, a new Jotul gas stove, new paint inside and out, new windows on the Friendship Road side, new siding at the rear of the building, a new compressor for the walk-in, new floors in the commercial areas and upgrades to sewer and Ansel systems. The building has a lot size of 0.05 acres and a property size of 6780 square feet. The property is located in the Downtown Business zone.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Laura Cabot Catering Take-out & Catering

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center Hair Salon Nail Salon Building Supply Auto Repair Shop Gym & Fitness Center Skin Care Clinic

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Waldoboro
    County
    Lincoln
    State
    Maine
    Longitude
    -69.3754768
    Latitude
    44.0948974

    Nearby Similar for Sale

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    • $675,000

      Waldoboro Commercial Building For Sale

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    FAQs

    What type of property is this?
    Mixed-use property - Four-story building with bakery, restaurant, venue, and penthouse.
    Where is this mixed-use property located?
    The property is located at 13 Friendship Road Waldoboro, ME.
    What is the asking price?
    The asking price for this property is $1,200,000.
    What are key features of this property?
    This property features: Versatile 4‑story brick building with multiple income‑producing options.; Fully equipped commercial kitchen with wood‑fired oven, walk‑in cooler, and loading dock.; Operating street‑level catering business (Laura Cabot Catering) in place, fully licensed and compliant.
    (207) 596-1110
    We can help!
    Listing Contact
    Scott Horty
    Scott Horty
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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