Three-Building Mixed-Use
For Sale
$1,150,000
6 Proctor Road, Biddeford, ME 04005
Commercial Sale, Biddeford, ME
Property Size4,911 SF
Lot Size1.10 Acres
Price / SF$234.17
Days on Market37
Property Features for 6 Proctor Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
RF
Rooms
Basement
Basement
Unfinished, Full
Lot features
Rural, Suburban
Standard status
Active
Size
4,911 SF
Lot size
1.10 Acres
Taxes and HOA fees
Tax Year
2024
Tax Annual Amount
8199
Utilities
Sewer type
Private Sewer, Septic Tank
Heating system
Forced Air, Radiant, Heat Pump (Heating), Zoned, Natural Gas, Electric (Heating), Propane (Heating)
Cooling system
Heat Pump, Central Air
Water source
Well, Private
Building Details
Year built
1941
Flooring type
Carpet, Vinyl, Tile, Plank
Building materials
Wood Frame, Vinyl Siding
Roof type
Shingle, Metal, Membrane
Listing Agency:
EXP Realty
(888) 439-8743
Listed By:
John Krouse
(207) 929-0956
Added: Jul 19
Changed: Aug 23
Last Checked: Aug 24 at 6:06PM
MLS# 1644097
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 RF-zoned mixed-use property contains three standalone buildings totaling 4,911 square feet on 1.1 acres. The primary residence offers three bedrooms, an in-law suite with full kitchens, tiled baths, two laundry rooms, radiant floor heat, a newer metal roof, and a 20KW whole-house generator. A separate office/warehouse building provides a full bath, network infrastructure, two ductless mini-splits, and structural capacity for a future second story. The cottage includes an open layout, laundry appliances, Bose surround sound, a mounted television, and a dedicated 10KW generator.
The property has paved parking, room for expansion, private well and septic systems, and in-ground 500-gallon propane tanks with remote monitoring. A new leach field was installed in 2021. App-based controls manage locks, lighting, thermostats, alarms, and cameras across all three buildings. The property is located at 6 Proctor Road in Biddeford, near downtown Biddeford, UNE, beaches, restaurants, and I-95. Existing tenants wish to remain, and appliances convey.
The property has paved parking, room for expansion, private well and septic systems, and in-ground 500-gallon propane tanks with remote monitoring. A new leach field was installed in 2021. App-based controls manage locks, lighting, thermostats, alarms, and cameras across all three buildings. The property is located at 6 Proctor Road in Biddeford, near downtown Biddeford, UNE, beaches, restaurants, and I-95. Existing tenants wish to remain, and appliances convey.
Key Highlights
- Three standalone buildings totaling 4,911 square feet on 1.1 acres
- RF zoning supports flexible commercial and residential use
- Primary residence includes 3BR layout, in‑law suite, full kitchens, and 20KW generator
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
$68,845
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
5.99%
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%
$1,376,900
$1.4M
Cap Rate 7%
$983,500
$983.5K
Cap Rate 9%
$764,944
$764.9K
Market Conditions
NOI Build-Up for 4,911 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
$107.8K $21.96/SF
− Vacancy
−$1.9K −$0.39/SF
EGI
$105.9K $21.57/SF
− OpEx
−$37.1K −$7.55/SF
NOI
$68.8K $14.02/SF
Area
York County, ME
Vacancy
1.79%
Lease Rate
$21.96 /SF/Yr
Expense Ratio
35.00%
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%
$1,376,900
Cap Rate 7%
$983,500
Cap Rate 9%
$764,944
Alternative Uses
Best Use
Flex RnD
$983.5K
$860.6K – $1.15M
NOI $68,845 @ 7.0% cap · market cap 5.99%
Second Best
Warehouse
$878.5K
$768.7K – $1.02M
NOI $61,494 @ 7.0% cap · market cap 5.35%
Theoretical Best
Office A
$1.56M
$1.36M – $1.82M
NOI $108,973 @ 7.0% cap · market cap 9.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
12
Businesses Nearby
Explore this area
Business Placement
Demographics for 04005, ME
24,581
Population
11,001
Households
2.2
Avg Household Size
39
Median Age
29%
College-Educated
95%
High-School Grad
47.9 sq mi
ZIP Area
513
Density / Sq Mi
$71,268
Median Household Income
$39,176
Median Earnings
$1,186
Median Rent
$351,700
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Multiple buildings support residential, office, warehouse, and cottage uses with private utilities and extensive building systems.
Where is this mixed-use property located?
The property is located at 6 Proctor Road Biddeford, ME.
What is the asking price?
The asking price for this property is $1,150,000.
What are key features of this property?
This property features: Three standalone buildings totaling 4,911 square feet on 1.1 acres; RF zoning supports flexible commercial and residential use; Primary residence includes 3BR layout, in‑law suite, full kitchens, and 20KW generator
