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    6 Proctor Rd, Unit C Biddeford, ME 04005

    Sponsored
    For Sale
    $1,200,000

    COMMERCIAL - Biddeford, ME

    Property size:
    4,911 SF
    Lot size:
    1.10 Acres
    Days on Market:
    8
    Last Refresh:
    Jan 28 at 5:06 am

    Property Features for 6 Proctor Rd

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Standard status
    Active
    Zoning
    RF
    Rooms
    Basement
    Basement
    Unfinished, Full
    Size
    4,911 SF
    Lot size
    1.10 Acres

    Utilities

    Sewer type
    Private Sewer, Septic Tank
    Heating system
    Zoned, Heat Pump (Heating), Forced Air, Radiant
    Cooling system
    Central Air, Heat Pump
    Water source
    Private, Well

    Building Details

    Year built
    1941
    Flooring type
    Tile, Carpet
    Building materials
    Vinyl Siding, Wood Frame
    Roof type
    Membrane, Shingle, Metal

    We can help!

    Listing Contact
    John Krouse

    EXP REALTY LLC (856) 207-1951

    Listing agent John Krouse (888) 439-8743

    Listing date Jan 21, 2026

    MLS# 1644097

    Copyright © 2026 Maine Real Estate Information System, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Property Insight Report

    Overview

    Mixed-Use Buildings in Biddeford, ME

    This commercial property features three standalone buildings situated on over 1 acre, presenting an opportunity for mixed-use, income generation, or owner-occupied business operations. The property includes a main residence with three bedrooms, an in-law suite, and full kitchens. Radiant floor heat, two laundry rooms, a Viessmann system, tiled baths, and a newer metal roof are among the residential features, along with a 20KW whole-house generator. An office/warehouse building is fully networked and equipped with a full bath, two ductless mini-splits, and a 10KW generator. It is structurally designed to accommodate a future second story. The third building is a cottage featuring an open plan, washer/dryer, Bose surround sound system, and a mounted TV, complemented by its own 10KW generator. All three buildings are smart-enabled, offering app-based controls for locks, lights, thermostats, alarms, and cameras. The property includes in-ground 500-gallon propane tanks with remote monitoring. A new leach field was installed in 2021. Paved parking is available, with room for expansion. The zoning allows for flexible commercial and residential use. The property is located minutes from downtown Biddeford, the University of New England (UNE), beaches, restaurants, and I-95. The property has a size of 4911 square feet. Existing tenants have expressed a desire to stay. Appliances are included. The property is located in York County, Maine.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Mixed-use properties

    Suggested Use

    Auto Repair Shop HVAC Service Electrical Service Electronics Store Tailor Shop

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Biddeford
    County
    York
    State
    Maine
    Longitude
    -70.4399676
    Latitude
    43.4470826

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    FAQs

    What type of property is this?
    Mixed-use property - Three buildings on 1+ acre with mixed-use zoning.
    Where is this mixed-use property located?
    The property is located at 6 Proctor Rd, Unit C Biddeford, ME.
    What is the asking price?
    The asking price for this property is $1,200,000.
    What are key features of this property?
    This property features: - Three standalone buildings on 1+ acre zoned for flexible commercial and residential use; - Main residence features a 3BR layout with in-law suite and full kitchens, radiant floor heat, and a 20KW whole-house generator.; - Office/warehouse building is fully networked and structurally designed for a future second story.
    (207) 929-0956
    Request Owner's contact information
    6 Proctor Rd, Unit C Biddeford, ME 04005
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    Biddeford, ME 04005
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    6 Proctor Rd, Unit C Biddeford, ME 04005
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    Listing Contact
    John Krouse
    (207) 929-0956
    Learn more
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