Retail Property with Multiple
For Sale
$2,270,000
262 Main Street, Waterboro, ME 04030
COMMERCIAL - Waterboro, ME
Property Size6,422 SF
Lot Size4.75 Acres
Price / SF$353.47
Days on Market76
Property Features for 262 Main Street
General Information
Property type
Commercial Sale
Property subtype
Retail
Zoning
commercial/village
Parking features
Off Street, Other
Interior features
Storage
Lot features
Near Turnpike/ Interstate, Near Airport, Near Shopping, Retail Strip
Standard status
Active
Size
6,422 SF
Lot size
4.75 Acres
Taxes and HOA fees
Tax Year
2024
Tax Annual Amount
4576
Utilities
Sewer type
Septic Tank, Private Sewer
Heating system
Kerosene
Water source
Well, Private
Building Details
Year built
1983
Flooring type
Concrete
Building materials
Wood Frame, Wood Siding
Roof type
Metal
Additional Structures
Storage
Listing Agency:
Lakes Region Realty
(207) 636-2818
Listed By:
Jane Carmichael
(207) 459-4849
Added: Jun 9
Changed: Aug 4
Last Checked: Aug 23 at 5:06PM
MLS# 1638474
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 retail property totals 4.75 acres and includes multiple buildings. The site is currently home to Woodsome’s Feed and Needs, which sells feed, agricultural, and miscellaneous retail items. The property also includes an additional lot with approximately 420 feet of owned road frontage on the corner of Main St (Rt 5) and Old Mast Rd.
The parcel sits at the intersection of well-traveled Route 202 and Route 5 and features three existing curb cuts, supporting convenient access for customer traffic.
Zoned commercial/village, the offering provides a developed retail site with existing storefront operations and room for continued improvements on the combined acreage.
The parcel sits at the intersection of well-traveled Route 202 and Route 5 and features three existing curb cuts, supporting convenient access for customer traffic.
Zoned commercial/village, the offering provides a developed retail site with existing storefront operations and room for continued improvements on the combined acreage.
Key Highlights
- 4.5+/- acre commercial property with 3 existing curb cuts at the intersection of Route 202 and Route 5
- 420' owned road frontage on the corner of Main St (Rt 5) and Old Mast Rd, plus an additional lot included with part of the 4.5+/- acres
- Multiple buildings on site and currently operates Woodsome's Feed and Needs, specializing in feed and agricultural/miscellaneous retail items
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
$77,988
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
3.44%
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%
$1,559,760
$1.6M
Cap Rate 7%
$1,114,114
$1.1M
Cap Rate 9%
$866,533
$866.5K
Market Conditions
NOI Build-Up for 6,422 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
$121.8K $18.96/SF
− Vacancy
−$10.3K −$1.61/SF
EGI
$111.4K $17.35/SF
− OpEx
−$33.4K −$5.20/SF
NOI
$78.0K $12.14/SF
Area
York County, ME
Vacancy
8.50%
Lease Rate
$18.96 /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%
$1,559,760
Cap Rate 7%
$1,114,114
Cap Rate 9%
$866,533
Alternative Uses
Best Use
Retail
$1.11M
$974.9K – $1.30M
NOI $77,988 @ 7.0% cap · market cap 3.44%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.04M
$1.78M – $2.38M
NOI $142,502 @ 7.0% cap · market cap 6.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
109
Businesses Nearby
55k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 51%
Dining 42%
Shops & Services 6%
Hannaford
Groceries
28,193 visits/mo
0.2 miles
Aroma Joe's
Dining
9,538 visits/mo
0.1 miles
Dunkin' Donuts
Dining
7,582 visits/mo
0.2 miles
SUBWAY
Dining
6,013 visits/mo
0.2 miles
Napa Auto Parts
Shops & Services
3,488 visits/mo
0.1 miles
Demographics for 04030, ME
2,239
Population
1,160
Households
1.9
Avg Household Size
44
Median Age
25%
College-Educated
97%
High-School Grad
15.4 sq mi
ZIP Area
145
Density / Sq Mi
$69,709
Median Household Income
$43,102
Median Earnings
$1,321
Median Rent
$326,700
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?
Retail space - Multi-building retail property on 4.75 acres with three curb cuts at a busy Route 202 and Route 5 intersection.
Where is this retail space located?
The property is located at 262 Main Street Waterboro, ME.
What is the asking price?
The asking price for this property is $2,270,000.
What are key features of this property?
This property features: 4.5+/- acre commercial property with 3 existing curb cuts at the intersection of Route 202 and Route 5; 420' owned road frontage on the corner of Main St (Rt 5) and Old Mast Rd, plus an additional lot included with part of the 4.5+/- acres; Multiple buildings on site and currently operates Woodsome's Feed and Needs, specializing in feed and agricultural/miscellaneous retail items
