Triplex with Workshop and Disc
For Sale
$649,000
277 Wooster Hill Road, Rome, ME 04963
COMMERCIAL - Rome, ME
Property Size5,757 SF
Lot Size6.00 Acres
Price / SF$112.73
Days on Market52
Property Features for 277 Wooster Hill Road
General Information
Property type
Commercial Sale
Property subtype
Other
Rooms
Basement
Basement
Finished, Full
Lot features
Rural
Standard status
Active
Size
5,757 SF
Lot size
6.00 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
2950
Utilities
Sewer type
Private Sewer
Heating system
Natural Gas, Pellet Stove, Kerosene
Water source
Private
Amenities
disc golf course
RV hookup
workshop
whole-house generator
Building Details
Year built
1800
Flooring type
Wood, Tile, Concrete
Building materials
Wood Frame, Vinyl Siding, Wood Siding
Roof type
Metal, Shingle
Listing Agency:
Coldwell Banker Plourde Real Estate · Coldwell Banker Real Estate
(207) 872-7650
Listed By:
Pamela Natole
(207) 692-7041
Added: Jun 22
Changed: Aug 4
Last Checked: Aug 12 at 1:06AM
MLS# 1668385
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 triplex-style multi-use property includes three separate housing units, one with an attached in-law apartment. The home features a large workshop for added storage or workspace, and the grounds are maintained with a unique disc golf course. An RV hookup is available for guests or additional use, and the property is supported by a whole-house generator for year-round peace of mind.
Set on a 6-acre lot at 277 Wooster Hill Road in Rome, Maine, the property relies on private water and a private sewer system. The home is built with wood framing and includes vinyl and wood siding, with shingle and metal roofing. Interior finishes include concrete, tile, and wood flooring, and heating is provided by pellet stove, kerosene, and natural gas options. The property was built in 1800.
Additional utility and site-focused features support a flexible live-work or multi-unit setup, with a basement level included among the rooms.
Set on a 6-acre lot at 277 Wooster Hill Road in Rome, Maine, the property relies on private water and a private sewer system. The home is built with wood framing and includes vinyl and wood siding, with shingle and metal roofing. Interior finishes include concrete, tile, and wood flooring, and heating is provided by pellet stove, kerosene, and natural gas options. The property was built in 1800.
Additional utility and site-focused features support a flexible live-work or multi-unit setup, with a basement level included among the rooms.
Key Highlights
- Three separate housing units with an attached in‑law apartment
- 6‑acre lot with on‑site disc golf course
- Large workshop plus RV hookup
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
$56,082
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
8.64%
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%
$1,121,640
$1.1M
Cap Rate 7%
$801,171
$801.2K
Cap Rate 9%
$623,133
$623.1K
Market Conditions
NOI Build-Up for 5,757 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
$103.6K $18.00/SF
− Vacancy
−$1.7K −$0.29/SF
EGI
$102.0K $17.71/SF
− OpEx
−$45.9K −$7.97/SF
NOI
$56.1K $9.74/SF
Area
Kennebec County, ME
Vacancy
1.60%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
45.00%
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%
$1,121,640
Cap Rate 7%
$801,171
Cap Rate 9%
$623,133
Alternative Uses
Best Use
Multifamily LT 5
$918.5K
$803.7K – $1.07M
NOI $64,292 @ 7.0% cap · market cap 9.91%
Second Best
Apartment 5plus
$801.2K
$701.0K – $934.7K
NOI $56,082 @ 7.0% cap · market cap 8.64%
Theoretical Best
Warehouse
$8.59M
$7.52M – $10.02M
NOI $601,222 @ 7.0% cap · market cap 92.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1
Businesses Nearby
Explore this area
Business Placement
Demographics for 04963, ME
7,358
Population
4,279
Households
1.7
Avg Household Size
45
Median Age
24%
College-Educated
95%
High-School Grad
51.1 sq mi
ZIP Area
144
Density / Sq Mi
$73,611
Median Household Income
$49,913
Median Earnings
$885
Median Rent
$228,200
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Triplex - Triplex property on 6 acres with a large workshop, RV hookup, and an attached in-law apartment.
Where is this triplex located?
The property is located at 277 Wooster Hill Road Rome, ME.
What is the asking price?
The asking price for this property is $649,000.
What are key features of this property?
This property features: Three separate housing units with an attached in‑law apartment; 6‑acre lot with on‑site disc golf course; Large workshop plus RV hookup
