Corner Commercial Land With Existing
For Sale
$495,000
84 County Road, Scarborough, ME 04074
Commercial Sale, Scarborough, ME
Property Size2,584 SF
Lot Size1.11 Acres
Price / SF$191.56
Days on Market226
Property Features for 84 County Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
TVC2
Basement
Crawl Space, Partial
Lot features
Near Shopping, Suburban
Standard status
Active
Size
2,584 SF
Lot size
1.11 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
3860
Utilities
Sewer type
Septic Tank, Private Sewer
Heating system
Forced Air, Hot Water(Heating), Oil
Water source
Private, Well
Amenities
screened-in farmer's porch
detached garage
Building Details
Year built
1778
Building materials
Vinyl Siding
Roof type
Composition
Listing Agency:
Keller Williams Realty
(207) 879-9800
Listed By:
Kirk Butterfield · License #MAINEBR918896
(207) 205-4007
Added: Feb 4
Changed: Sep 12
Last Checked: Sep 18 at 1:06AM
MLS# 1616760
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 1.11-acre commercial land parcel includes a 2,584-square-foot, two-story duplex, a screened-in farmer’s porch, detached garage, and yard with parking area. The building dates to 1778 and features vinyl siding, composition roofing, hot water and forced-air heating, oil heat, private well water, and a private septic system.
The property occupies a corner at a lighted intersection on Route 22 and is positioned near Route 114, with access to the Maine Turnpike and I-295. Zoning is TVC2 within the Town & Village Centers Transition District, supporting a range of stated commercial and residential uses, including retail, professional offices, and restaurants. Nearby businesses include Dunkin’, Aroma Joe’s, Nouria Convenience Store, Sirloin’s Butcher Shop, and 1st Stop Convenience Store.
The property occupies a corner at a lighted intersection on Route 22 and is positioned near Route 114, with access to the Maine Turnpike and I-295. Zoning is TVC2 within the Town & Village Centers Transition District, supporting a range of stated commercial and residential uses, including retail, professional offices, and restaurants. Nearby businesses include Dunkin’, Aroma Joe’s, Nouria Convenience Store, Sirloin’s Butcher Shop, and 1st Stop Convenience Store.
Key Highlights
- 1.11‑acre corner parcel on Route 22 at a lighted intersection
- Existing 2,584‑square‑foot, two‑story duplex with screened‑in farmer’s porch
- Detached garage with yard and parking area
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
8.58%
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 2,584 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
$82.2K $31.80/SF
− Vacancy
−$4.9K −$1.91/SF
EGI
$77.2K $29.89/SF
− OpEx
−$34.8K −$13.45/SF
NOI
$42.5K $16.44/SF
Area
Cumberland County, ME
Vacancy
6.00%
Lease Rate
$31.80 /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
Multifamily LT 5
$652.3K
$570.8K – $761.1K
NOI $45,663 @ 7.0% cap · market cap 9.22%
Second Best
Apartment 5plus
$606.9K
$531.0K – $708.1K
NOI $42,483 @ 7.0% cap · market cap 8.58%
Theoretical Best
Office A
$710.2K
$621.4K – $828.6K
NOI $49,715 @ 7.0% cap · market cap 10.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
49
Businesses Nearby
Explore this area
Business Placement
Demographics for 04074, ME
21,952
Population
10,561
Households
2.1
Avg Household Size
46
Median Age
58%
College-Educated
99%
High-School Grad
47.6 sq mi
ZIP Area
461
Density / Sq Mi
$125,642
Median Household Income
$55,955
Median Earnings
$1,821
Median Rent
$502,700
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Commercial land - Corner parcel with an existing two-story duplex, detached garage, and zoning supporting commercial and residential uses.
Where is this commercial land located?
The property is located at 84 County Road Scarborough, ME.
What is the asking price?
The asking price for this property is $495,000.
What are key features of this property?
This property features: 1.11‑acre corner parcel on Route 22 at a lighted intersection; Existing 2,584‑square‑foot, two‑story duplex with screened‑in farmer’s porch; Detached garage with yard and parking area
