Manufacturing Property with Free Enterprise
For Sale
$689,000
8 Venture Way, Kennebunkport, ME 04046
Commercial Sale, Kennebunkport, ME
Property Size4,911 SF
Lot Size1.16 Acres
Price / SF$140.30
Days on Market40
Property Features for 8 Venture Way
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
FE - Free Enterprise
Lot features
Business District
Standard status
Active
Size
4,911 SF
Lot size
1.16 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
2244
Utilities
Sewer type
Public Sewer
Water source
Public
Building Details
Year built
1970
Listing Agency:
RE/MAX Realty One · RE/MAX International
(207) 646-4546
Listed By:
Dawson Sibley · License #SA924953
(207) 333-0400
Added: Aug 14
Changed: Aug 19
Last Checked: Sep 22 at 3:06PM
MLS# 1676288
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 manufacturing property includes a 4,911-square-foot building on 1.16 acres at 8 Venture Way in Kennebunkport. Constructed in 1970, the site was previously used as a bait processing facility, and the operational equipment has been removed. The property is zoned FE - Free Enterprise, with commercial, industrial, and residential uses identified in the property information.
Public water and public sewer serve the site. The property is located in York County, Maine, within postal code 04046. A road maintenance agreement is to be drafted between the seller and purchaser, and the conveyed portion is defined by a division plan referenced in the property information.
Public water and public sewer serve the site. The property is located in York County, Maine, within postal code 04046. A road maintenance agreement is to be drafted between the seller and purchaser, and the conveyed portion is defined by a division plan referenced in the property information.
Key Highlights
- 4,911‑square‑foot building on 1.16 acres
- FE - Free Enterprise zoning
- Commercial, industrial, and residential uses identified
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
$61,494
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
8.93%
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%
$1,229,880
$1.2M
Cap Rate 7%
$878,486
$878.5K
Cap Rate 9%
$683,267
$683.3K
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
$73.7K $15.00/SF
− Vacancy
−$1.3K −$0.27/SF
EGI
$72.3K $14.73/SF
− OpEx
−$10.9K −$2.21/SF
NOI
$61.5K $12.52/SF
Area
York County, ME
Vacancy
1.79%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
15.00%
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%
$1,229,880
Cap Rate 7%
$878,486
Cap Rate 9%
$683,267
Alternative Uses
Best Use
Warehouse
$878.5K
$768.7K – $1.02M
NOI $61,494 @ 7.0% cap · market cap 8.93%
Second Best
Industrial
$723.5K
$633.0K – $844.0K
NOI $50,642 @ 7.0% cap · market cap 7.35%
Theoretical Best
Office A
$1.56M
$1.36M – $1.82M
NOI $108,973 @ 7.0% cap · market cap 15.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
13
Businesses Nearby
Explore this area
Business Placement
Demographics for 04046, ME
7,893
Population
4,740
Households
1.7
Avg Household Size
51
Median Age
41%
College-Educated
98%
High-School Grad
44.4 sq mi
ZIP Area
178
Density / Sq Mi
$99,861
Median Household Income
$43,000
Median Earnings
$1,250
Median Rent
$559,900
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Manufacturing property - Former processing facility with public water and sewer, suited to commercial, industrial, or residential use under FE zoning.
Where is this manufacturing property located?
The property is located at 8 Venture Way Kennebunkport, ME.
What is the asking price?
The asking price for this property is $689,000.
What are key features of this property?
This property features: 4,911‑square‑foot building on 1.16 acres; FE - Free Enterprise zoning; Commercial, industrial, and residential uses identified
