Waterfront Mixed-Use
For Sale
$2,200,000
1335 US-1, Yarmouth, ME 04096
Commercial Sale, Yarmouth, ME
Property Size6,886 SF
Lot Size1.02 Acres
Price / SF$319.49
Days on Market71
Property Features for 1335 US-1
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
GD
Standard status
Active
Size
6,886 SF
Lot size
1.02 Acres
Amenities
dock
float
Listing Agency:
F.O. Bailey Real Estate
(207) 781-1111
Listed By:
Thomas Gadbois · License #BA918504
(207) 409-8339
Added: Jun 30
Changed: Aug 19
Last Checked: Sep 8 at 8:06PM
MLS# 1669588
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 6,886-square-foot commercial building occupies a 1.02-acre waterfront parcel on the Cousins River. The property includes direct water frontage, an updated dock and float, and approximately 310 feet of road frontage. Its prior use as the Muddy Rudder Restaurant provides relevant context for restaurant operations, while the existing layout is also positioned for retail, office, hospitality, or other mixed-use applications. The zoning designation is GD.
The property is located at 1335 US-1 in Yarmouth, Maine, with visibility from both Interstate 295 and U.S. Route 1. Traffic volume is approximately 20,000 vehicles daily. Exterior work has included painting, shingle and rot repairs, landscaping improvements, and structural upgrades, providing a range of completed site and building improvements for a future owner or occupant.
The property is located at 1335 US-1 in Yarmouth, Maine, with visibility from both Interstate 295 and U.S. Route 1. Traffic volume is approximately 20,000 vehicles daily. Exterior work has included painting, shingle and rot repairs, landscaping improvements, and structural upgrades, providing a range of completed site and building improvements for a future owner or occupant.
Key Highlights
- 6,886± square foot commercial building on a 1.02‑acre waterfront parcel
- Approximately 310 feet of road frontage along with direct Cousins River frontage
- Updated dock and float provide water access for arriving boaters
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
$85,524
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
3.89%
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%
$1,710,480
$1.7M
Cap Rate 7%
$1,221,771
$1.2M
Cap Rate 9%
$950,267
$950.3K
Market Conditions
NOI Build-Up for 6,886 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
$148.7K $21.60/SF
− Vacancy
−$11.9K −$1.73/SF
EGI
$136.8K $19.87/SF
− OpEx
−$51.3K −$7.45/SF
NOI
$85.5K $12.42/SF
Area
Cumberland County, ME
Vacancy
8.00%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
37.50%
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%
$1,710,480
Cap Rate 7%
$1,221,771
Cap Rate 9%
$950,267
Alternative Uses
Best Use
Mixed Use
$1.22M
$1.07M – $1.43M
NOI $85,524 @ 7.0% cap · market cap 3.89%
Second Best
Specialty Retail
$1.10M
$964.5K – $1.29M
NOI $77,158 @ 7.0% cap · market cap 3.51%
Theoretical Best
Office A
$1.89M
$1.66M – $2.21M
NOI $132,484 @ 7.0% cap · market cap 6.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
20,000 VPD
Traffic count
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
22
Businesses Nearby
Explore this area
Business Placement
Demographics for 04096, ME
8,990
Population
3,625
Households
2.5
Avg Household Size
45
Median Age
69%
College-Educated
99%
High-School Grad
13.4 sq mi
ZIP Area
671
Density / Sq Mi
$107,911
Median Household Income
$50,848
Median Earnings
$1,709
Median Rent
$572,700
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Commercial building with river access, substantial road exposure, and flexible space for restaurant, retail, office, hospitality, or mixed-use operations.
Where is this mixed-use property located?
The property is located at 1335 US-1 Yarmouth, ME.
What is the asking price?
The asking price for this property is $2,200,000.
What are key features of this property?
This property features: 6,886± square foot commercial building on a 1.02‑acre waterfront parcel; Approximately 310 feet of road frontage along with direct Cousins River frontage; Updated dock and float provide water access for arriving boaters
