Sebago Lake Mixed-Use
For Sale
$350,000
808 Sebago Road, Sebago, ME 04029
Commercial Sale, Sebago, ME
Property Size1,024 SF
Lot Size0.14 Acres
Price / SF$341.80
Days on Market126
Property Features for 808 Sebago Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
VILLAGE DISTRICT
Rooms
Basement
Basement
Full
Lot features
Other Location, Water View, Rural
Standard status
Active
Size
1,024 SF
Lot size
0.14 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
2199
Utilities
Sewer type
Holding Tank, Private Sewer
Heating system
Electric (Heating), Baseboard
Water source
Private, Well
Water front features
Lake
Water front
1
Building Details
Year built
1999
Flooring type
Tile, Wood
Building materials
Wood Frame, Other Exterior
Roof type
Shingle
Listing Agency:
Keller Williams Realty
(207) 879-9800
Listed By:
Cristina Eugen
(207) 710-1477
Added: May 6
Changed: Sep 1
Last Checked: Sep 8 at 8:06PM
MLS# 1646168
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 1,024-square-foot mixed-use property was built in 1999 and is currently vacant. The building has two separate entrances, a basement, tile and wood flooring, wood-frame construction, and a shingle roof. Heating is provided by electric baseboard systems, with private well water and a private sewer system with holding tank. The property is being sold as-is.
Set on 0.14 acres in Sebago, the property offers views of Sebago Lake and is located near Nason's Beach, a boat launch, and Gemme's General Store. The site is positioned off Route 114 within the Village District and includes ample parking. Buyers are responsible for investigating development and zoning requirements with the Town of Sebago.
Set on 0.14 acres in Sebago, the property offers views of Sebago Lake and is located near Nason's Beach, a boat launch, and Gemme's General Store. The site is positioned off Route 114 within the Village District and includes ample parking. Buyers are responsible for investigating development and zoning requirements with the Town of Sebago.
Key Highlights
- 1,024‑square‑foot vacant mixed‑use building built in 1999
- Two separate entrances and ample parking
- Views of Sebago Lake near Nason's Beach and a boat launch
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
$12,718
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
3.63%
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%
$254,360
$254.4K
Cap Rate 7%
$181,686
$181.7K
Cap Rate 9%
$141,311
$141.3K
Market Conditions
NOI Build-Up for 1,024 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
$22.1K $21.60/SF
− Vacancy
−$1.8K −$1.73/SF
EGI
$20.3K $19.87/SF
− OpEx
−$7.6K −$7.45/SF
NOI
$12.7K $12.42/SF
Area
Cumberland County, ME
Vacancy
8.00%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
37.50%
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%
$254,360
Cap Rate 7%
$181,686
Cap Rate 9%
$141,311
Alternative Uses
Best Use
Mixed Use
$181.7K
$159.0K – $212.0K
NOI $12,718 @ 7.0% cap · market cap 3.63%
Second Best
Retail
$153.0K
$133.9K – $178.5K
NOI $10,709 @ 7.0% cap · market cap 3.06%
Theoretical Best
Office A
$281.4K
$246.3K – $328.4K
NOI $19,701 @ 7.0% cap · market cap 5.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
14
Businesses Nearby
Explore this area
Business Placement
Demographics for 04029, ME
1,917
Population
1,506
Households
1.3
Avg Household Size
47
Median Age
24%
College-Educated
87%
High-School Grad
32.9 sq mi
ZIP Area
58
Density / Sq Mi
$71,845
Median Household Income
$40,838
Median Earnings
$1,302
Median Rent
$272,900
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Vacant commercial building with two entrances, parking, and lake views in the Village District.
Where is this mixed-use property located?
The property is located at 808 Sebago Road Sebago, ME.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: 1,024‑square‑foot vacant mixed‑use building built in 1999; Two separate entrances and ample parking; Views of Sebago Lake near Nason's Beach and a boat launch
