Building Details

Number of units 1

Flooring type Concrete

Building materials Wood Frame, Wood Siding

Roof type Shingle

Additional Structures Storage

Listing Agency: De Raat Realty

Listed By: Medan de Raat Show Phone

Added: Jul 31 Changed: Sep 3 Last Checked: Sep 18 at 8:06PM

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MLS# 1674309

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 retail property combines open sales space with shop and office areas on the ground floor, along with additional space on the second floor. The building features wood-frame construction, clapboard wood siding, concrete flooring, storage, and a shingle roof. Water is supplied by a well, with private sewer and septic infrastructure serving the property.

The 11.2-acre site is positioned along Route 1A in Holden and includes a large parking lot. Limited Commercial zoning supports the property's established retail configuration and its broader commercial setting.

Key Highlights

• 11.2‑acre commercial site along Route 1A
• 4,500 square feet of open retail space
• 3,000 square feet of ground‑floor shop and office space

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

$86,241

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

5.07%

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%

$1,724,820 $1.7M

Cap Rate 7%

$1,232,014 $1.2M

Cap Rate 9%

$958,233 $958.2K

Market Conditions

NOI Build-Up for 10,000 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

$140.4K $14.04/SF

− Vacancy

−$7.7K −$0.77/SF

EGI

$132.7K $13.27/SF

− OpEx

−$46.4K −$4.64/SF

NOI

$86.2K $8.62/SF

Area

Penobscot County, ME

Vacancy

5.50%

Lease Rate

$14.04 /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%

$1,724,820

Cap Rate 7%

$1,232,014

Cap Rate 9%

$958,233

Alternative Uses

Best Use

Flex RnD

$1.23M

$1.08M – $1.44M (±1% cap)

NOI $86,241 @ 7.0% cap · market cap 5.07%

Second Best

Retail

$1.20M

$1.05M – $1.39M (±1% cap)

NOI $83,664 @ 7.0% cap · market cap 4.92%

Theoretical Best

Office A

$3.23M

$2.83M – $3.77M (±1% cap)

NOI $226,080 @ 7.0% cap · market cap 13.30%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Retail space

Suggested Use

Top Pick HVAC Service Storage Facility Carpet & Flooring Store Kitchen & Bath Showroom Pet Grooming Service Auto Repair Shop

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

Yes

Highway access

Yes

Paved road access

Location Intelligence

Trade Area within ½ mile

14

Businesses Nearby

Explore this area Business Placement

Demographics for 04429, ME

4,925

Population

2,963

Households

1.7

Avg Household Size

48

Median Age

42%

College-Educated

98%

High-School Grad

70.6 sq mi

ZIP Area

70

Density / Sq Mi

$92,223

Median Household Income

$52,391

Median Earnings

$1,316

Median Rent

$268,200

Median Home Value

Market

Vacancy Rate% for Industrial in Northeast region

5.4% 2019

4.6% 2020

3.2% 2021

3.3% 2022

5.3% 2023

6.6% 2024

7.6% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this retail space located? What is the asking price? Find similar properties What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Retail space - Multi-level commercial building with open retail, shop and office areas, storage, and a large parking lot.

Where is this retail space located?

The property is located at 641 Main Road Holden, ME.

What is the asking price?

The asking price for this property is $1,700,000.

What are key features of this property?

This property features: 11.2‑acre commercial site along Route 1A; 4,500 square feet of open retail space; 3,000 square feet of ground‑floor shop and office space