Two-Property Office Space with
For Sale
$625,000
76 and 80 Sewall Street, Augusta, ME 04330
COMMERCIAL - Augusta, ME
Property Size4,361 SF
Lot Size0.84 Acres
Price / SF$143.32
Days on Market63
Property Features for 76 and 80 Sewall Street
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
Comm. & Res.
Lot features
Near Turnpike/ Interstate, Near Shopping
Standard status
Active
Size
4,361 SF
Lot size
0.84 Acres
Utilities
Sewer type
Public Sewer
Heating system
Forced Air, Heat Pump (Heating), Natural Gas
Cooling system
Heat Pump
Water source
Public
Building Details
Year built
1933
Flooring type
Vinyl, Wood
Building materials
Wood Frame, Vinyl Siding
Roof type
Shingle
Listing Agency:
ERA Dawson-Bradford Co. · ERA Real Estate
(207) 947-6788
Listed By:
Gwen Cushing
(207) 947-3363
Added: Jun 5
Changed: Aug 4
Last Checked: Aug 6 at 12:06PM
MLS# 1665750
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.
Two versatile properties at 76 and 80 Sewall Street in Augusta are currently configured as office space and short-term rental. Each property can support multiple income-producing possibilities under its existing setup, and there is a garage on-site with a separate entrance that could also be rented out.
The buildings are wood frame with vinyl siding, with vinyl and wood flooring. Heating includes forced air, heat pump heating, and natural gas, while cooling is provided by a heat pump. The roof is shingle, and the property is served by public water and public sewer.
The property is situated on a 0.84-acre lot and was built in 1933. Zoning is Comm. & Res., supporting flexible use for an investor or operator looking for a multi-purpose setup.
The buildings are wood frame with vinyl siding, with vinyl and wood flooring. Heating includes forced air, heat pump heating, and natural gas, while cooling is provided by a heat pump. The roof is shingle, and the property is served by public water and public sewer.
The property is situated on a 0.84-acre lot and was built in 1933. Zoning is Comm. & Res., supporting flexible use for an investor or operator looking for a multi-purpose setup.
Key Highlights
- 0.84‑acre lot with two properties at 76 and 80 Sewall Street
- Currently configured as office space and short‑term rental
- On‑site garage with a separate entrance that could also be rented out
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
$42,483
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
6.80%
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%
$849,660
$849.7K
Cap Rate 7%
$606,900
$606.9K
Cap Rate 9%
$472,033
$472.0K
Market Conditions
NOI Build-Up for 4,361 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
$78.5K $18.00/SF
− Vacancy
−$1.3K −$0.29/SF
EGI
$77.2K $17.71/SF
− OpEx
−$34.8K −$7.97/SF
NOI
$42.5K $9.74/SF
Area
Kennebec County, ME
Vacancy
1.60%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
45.00%
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%
$849,660
Cap Rate 7%
$606,900
Cap Rate 9%
$472,033
Alternative Uses
Best Use
Office B
$880.7K
$770.6K – $1.03M
NOI $61,648 @ 7.0% cap · market cap 9.86%
Second Best
Apartment 5plus
$606.9K
$531.0K – $708.1K
NOI $42,483 @ 7.0% cap · market cap 6.80%
Theoretical Best
Warehouse
$6.51M
$5.69M – $7.59M
NOI $455,433 @ 7.0% cap · market cap 72.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,235
Businesses Nearby
Explore this area
Business Placement
Demographics for 04330, ME
26,322
Population
13,017
Households
2
Avg Household Size
44
Median Age
28%
College-Educated
95%
High-School Grad
116.9 sq mi
ZIP Area
225
Density / Sq Mi
$55,158
Median Household Income
$43,177
Median Earnings
$912
Median Rent
$197,600
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Two versatile properties offer office and short-term rental configurations, plus a garage with a separate entrance on a 0.84-acre lot.
Where is this office units located?
The property is located at 76 and 80 Sewall Street Augusta, ME.
What is the asking price?
The asking price for this property is $625,000.
What are key features of this property?
This property features: 0.84‑acre lot with two properties at 76 and 80 Sewall Street; Currently configured as office space and short‑term rental; On‑site garage with a separate entrance that could also be rented out
