Central Business Office
For Sale
$200,000
471 S Main Street, Brewer, ME 04412
COMMERCIAL - Brewer, ME
Property Size1,056 SF
Lot Size0.05 Acres
Price / SF$189.39
Days on Market76
Property Features for 471 S Main Street
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
CB
Rooms
Basement
Basement
Full
Lot features
Near Turnpike/ Interstate
Standard status
Active
Size
1,056 SF
Lot size
0.05 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
3467
Utilities
Sewer type
Public Sewer
Heating system
Oil, Forced Air
Water source
Public
Building Details
Year built
1916
Building materials
Masonry, Wood Frame, Brick, Vinyl Siding
Roof type
Shingle
Listing Agency:
CENTURY 21 Queen City Real Estate · Century 21 Real Estate
(207) 942-4618
Listed By:
Kristin Giroux · License #BA927767
(207) 479-8003
Added: May 29
Changed: Aug 4
Last Checked: Aug 12 at 11:06AM
MLS# 1657349
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 offering is a compact commercial office unit totaling 1,056 square feet. The property is identified for office use within a Central Business (CB) zoning designation. With a small lot size of 0.05 acres, the focus is on the existing enclosed work space suitable for professional operations.
The property is located at 471 S Main Street in Brewer, Maine (04412) within Penobscot County. The listing provides an address-level location, supporting straightforward point-of-contact visibility for tenants or owner-occupants who need to be on a main thoroughfare.
For buyers or tenants seeking a smaller, office-oriented space under CB zoning, this unit may fit a range of professional and administrative uses consistent with the property’s office classification. If you’re comparing options by size and zoning, the 1,056-square-foot footprint and CB designation are the key practical attributes to evaluate for your workflow and space requirements.
The property is located at 471 S Main Street in Brewer, Maine (04412) within Penobscot County. The listing provides an address-level location, supporting straightforward point-of-contact visibility for tenants or owner-occupants who need to be on a main thoroughfare.
For buyers or tenants seeking a smaller, office-oriented space under CB zoning, this unit may fit a range of professional and administrative uses consistent with the property’s office classification. If you’re comparing options by size and zoning, the 1,056-square-foot footprint and CB designation are the key practical attributes to evaluate for your workflow and space requirements.
Key Highlights
- Built in 1916
- Construction materials include masonry, brick, wood frame, and vinyl siding
- Heating includes forced air and oil
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
$14,928
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
7.46%
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%
$298,560
$298.6K
Cap Rate 7%
$213,257
$213.3K
Cap Rate 9%
$165,867
$165.9K
Market Conditions
NOI Build-Up for 1,056 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
$22.8K $21.60/SF
− Vacancy
−$2.9K −$2.75/SF
EGI
$19.9K $18.85/SF
− OpEx
−$5.0K −$4.71/SF
NOI
$14.9K $14.14/SF
Area
Penobscot County, ME
Vacancy
12.74%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
25.00%
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%
$298,560
Cap Rate 7%
$213,257
Cap Rate 9%
$165,867
Alternative Uses
Best Use
Office B
$213.3K
$186.6K – $248.8K
NOI $14,928 @ 7.0% cap · market cap 7.46%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$341.1K
$298.4K – $397.9K
NOI $23,874 @ 7.0% cap · market cap 11.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
196
Businesses Nearby
Explore this area
Business Placement
Demographics for 04412, ME
9,672
Population
4,565
Households
2.1
Avg Household Size
43
Median Age
31%
College-Educated
95%
High-School Grad
15.2 sq mi
ZIP Area
636
Density / Sq Mi
$51,490
Median Household Income
$35,700
Median Earnings
$984
Median Rent
$218,100
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office units - Small office unit in CB zoning, offering a compact space for professional services in Brewer, Maine.
Where is this office units located?
The property is located at 471 S Main Street Brewer, ME.
What is the asking price?
The asking price for this property is $200,000.
What are key features of this property?
This property features: Built in 1916; Construction materials include masonry, brick, wood frame, and vinyl siding; Heating includes forced air and oil
