Flex Space Portfolio with Three
6 Proctor Road Biddeford, ME 04005
New
COMMERCIAL - Biddeford, ME
Property size:
4,911 SFLot size:
1.10 AcresPrice / SF:
$234/SF- Added:
- Jul 7, 2026
- Days on Market:
- 4
- Last Refresh:
- Jul 10 at 5:06 pm
Property Features for 6 Proctor Road
General Information
- Property type
- Commercial Sale
- Property subtype
- Other
- Zoning
- RF
- Rooms
- Basement
- Basement
- Unfinished, Full
- 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
- Natural Gas, Zoned, Electric (Heating), Propane (Heating), Heat Pump (Heating), Radiant, Forced Air
- Cooling system
- Heat Pump, Central Air
- Water source
- Private, Well
Building Details
- Year built
- 1941
- Flooring type
- Plank, Tile, Vinyl, Carpet
- Building materials
- Wood Frame, Vinyl Siding
- Roof type
- Membrane, Metal, Shingle
Listing agent John Krouse (207) 929-0956
Listing office EXP Realty 41 Hutchins Drive Building 3, Rangeley, ME (888) 439-8743
Listing date Jul 7, 2026
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.
The property offers three standalone buildings designed for mixed-use, income, or owner-occupied business operations. The main residence includes 3 bedrooms, an in-law suite, full kitchens, radiant floor heat, two laundry rooms, tiled baths, a Viessmann system, a newer metal roof, and a 20KW whole-house generator. The second building is an office/warehouse that is fully networked, includes a full bath, two ductless mini-splits, and a 10KW generator, and it is structurally designed for a future second story. The third building is a cottage with an open plan, washer/dryer, Bose surround sound, a mounted TV, and its own 10KW generator. All three buildings are smart-enabled with app-based controls for locks, lights, thermostats, alarms, and cameras. The site includes in-ground 500-gallon propane tanks (remote monitored), and a new leach field was installed in 2021.
The property is located at 6 Proctor Road in Biddeford, Maine, and is described as minutes from downtown Biddeford, UNE, beaches, restaurants, and I-95. Zoning is RF, and the seller notes plentiful paved parking with room to expand.
This configuration can suit tenants or operators seeking on-site residential space alongside an office/warehouse component. The seller also states that existing tenants wish to stay, and appliances convey; buyers are advised to verify all information during due diligence.
The property is located at 6 Proctor Road in Biddeford, Maine, and is described as minutes from downtown Biddeford, UNE, beaches, restaurants, and I-95. Zoning is RF, and the seller notes plentiful paved parking with room to expand.
This configuration can suit tenants or operators seeking on-site residential space alongside an office/warehouse component. The seller also states that existing tenants wish to stay, and appliances convey; buyers are advised to verify all information during due diligence.
Key Highlights
- Current cap rate of 13.52% with three standalone buildings on 1+ acre for mixed‑use, income, or owner‑occupied business use.
- 3BR main residence with an in‑law suite and full kitchens, plus radiant floor heat and two laundry rooms.
- 20KW whole‑house generator, tiled baths, and a newer metal roof.
Local Financial Insights For Flex RnD
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $107.8k | $21.96 |
| − Vacancy | −$1.9k | −$0.39 |
| EGI | $105.9k | $21.57 |
| − OpEx | −$37.1k | −$7.55 |
| NOI | $68.8k | $14.02 |
4,911 SF · lease $21.96/SF/yr · vacancy 1.79% · expense 35.00%
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 local authorities.
Property Analytics
Property Profile
Location Intelligence
Current Use by Public Records
Flex space
Similar For Sale Nearby
FAQs
What type of property is this?
Flex space - Three standalone buildings combine office/warehouse and residential living for flexible mixed-use operations on zoned RF land.
Where is this flex space 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: Current cap rate of 13.52% with three standalone buildings on 1+ acre for mixed‑use, income, or owner‑occupied business use.; 3BR main residence with an in‑law suite and full kitchens, plus radiant floor heat and two laundry rooms.; 20KW whole‑house generator, tiled baths, and a newer metal roof.
