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    170 Annabessacook Road Winthrop, ME 04364

    View on Map
    For Sale
    $965,000

    COMMERCIAL - Winthrop, ME

    Property size:
    6,493 SF
    Lot size:
    20.00 Acres
    Added:
    Feb 22, 2026
    Days on Market:
    39
    Last Refresh:
    Apr 2 at 3:06 am

    Property Features for 170 Annabessacook Road

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    MIX
    Rooms
    Basement
    Interior features
    Storage
    Basement
    Finished, Full
    Standard status
    Active
    Size
    6,493 SF
    Lot size
    20.00 Acres

    Utilities

    Sewer type
    Septic Tank, Private Sewer
    Heating system
    Zoned, Hot Water(Heating), Baseboard
    Water source
    Public

    Building Details

    Year built
    1997
    Flooring type
    Vinyl, Tile, Wood, Carpet
    Building materials
    Vinyl Siding, Wood Frame
    Roof type
    Shingle
    Additional Structures
    Storage

    We can help!

    Listing Contact
    Timothy Dunham

    Listing agent Timothy Dunham

    Listing office Tim Dunham Realty 643 Lewiston Rd, Topsham, ME

    Listing date Feb 22, 2026

    MLS# 1639248

    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.

    Overview

    Winthrop Executive Estate on 20 Acres

    This custom-built executive estate, originally completed in 1997 and renovated in 2019 and 2023, offers 6,493 square feet of living space within an 8,527 square foot gross area. The property includes 6 bedrooms and 4 full bathrooms. Interior details include millwork, crown molding, fluted trim, hand-carved plinth blocks, Schonbek Swarovski lighting, imported marble, ceramic and porcelain tiles, and Rock Maple hardwood floors. The main kitchen features granite counters, Brazilian Cherry cabinetry, and stainless steel appliances, including two dishwashers. A second full kitchen in the family room includes a bar sink, dishwasher, fridge, and range. The property has a custom pool with a new pool liner, surrounded by a 3,200 square foot stamped concrete patio and deck. The foundation is prepared for conversion to an indoor pool, with heat and plumbing roughed in. The master suite features a private marble bath with Jacuzzi and double shower, connecting to a bonus room above the insulated 2-car garage. The third floor includes a self-contained Teen En Suite with a spa bath. The lower level offers a family/game room, den, and hobby areas. The property spans 20 acres and includes a 20-foot right of way to Annabessacook Lake. Located 1.5 miles from Winthrop's schools and I-95, the property is suited for use as a luxury family residence, wedding venue, equestrian property, or bed and breakfast.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Wedding venues

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Dental Office Big Box & Wholesale Store Auto Repair Shop Hair Salon Hotel & Motel

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

    Location Insight

    • Map
    • Local Demand
    City
    Winthrop
    County
    Kennebec
    State
    Maine
    Longitude
    -69.9817651
    Latitude
    44.2857286

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    FAQs

    What type of property is this?
    Wedding venue - Luxury estate renovated in 2019 and 2023 on 20 acres.
    Where is this wedding venue located?
    The property is located at 170 Annabessacook Road Winthrop, ME.
    What is the asking price?
    The asking price for this property is $965,000.
    What are key features of this property?
    This property features: 20‑foot right of way to Annabessacook Lake and 20 sprawling acres.; Boasting 6,493 SF of living space (8,527 gross SF) with 6 bedrooms and 4 full bathrooms.; Custom pool with 3,200 sq. ft. stamped concrete patio/deck; foundation ready for indoor pool conversion.
    (207) 407-9707
    We can help!
    Listing Contact
    Timothy Dunham
    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.

    More about this property
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