Mixed-Use Property with
For Sale
$999,750
Wells, ME 04090, Wells, ME 04090
Commercial Sale, Wells, ME
Property Size5,753 SF
Lot Size1.79 Acres
Price / SF$173.78
Days on Market46
Property Features
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
RC
Rooms
Basement
Parking features
Off Street
Basement
Unfinished
Accessibility
Accessible Approach with Ramp
Lot features
Near Turnpike/ Interstate, Near Shopping
Standard status
Active
Size
5,753 SF
Lot size
1.79 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
5611
Utilities
Sewer type
Private Sewer, Septic Tank
Heating system
Kerosene, Oil, Forced Air, Hot Water(Heating)
Water source
Well, Private
Building Details
Year built
2002
Flooring type
Tile, Wood, Carpet
Building materials
Wood Frame, Clapboard, Vinyl Siding, Wood Siding
Roof type
Shingle, Composition
Listing Agency:
EXIT Oceanside Realty · EXIT Realty
(207) 646-8333
Listed By:
Sonya Hill
(608) 931-2150
Added: Jul 24
Changed: Sep 3
Last Checked: Sep 7 at 10:06PM
MLS# 1670995
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 5,753-square-foot mixed-use property combines commercial space with a residential component on 1.79 acres. The commercial layout includes two ground-floor storefront or office suites, each with a private restroom, plus seven additional offices or flex spaces on the second floor. Upstairs also provides a reception and waiting area and an additional restroom.
The residential suite exceeds 1,200 square feet and includes two bedrooms, two full bathrooms, laundry, storage in an unfinished attic, a kitchen with center island, dining area, living room, and bonus room. Tile, wood, and carpet flooring are present, with oil, kerosene, hot water, and forced-air heating systems. The property was built in 2002 and includes off-street parking, a ramped accessible approach, private well water, and a private septic system. Located in Wells, the property is positioned between Portland and Portsmouth, minutes from the Turnpike, with over 10k vehicles passing daily according to MaineDOT.
The residential suite exceeds 1,200 square feet and includes two bedrooms, two full bathrooms, laundry, storage in an unfinished attic, a kitchen with center island, dining area, living room, and bonus room. Tile, wood, and carpet flooring are present, with oil, kerosene, hot water, and forced-air heating systems. The property was built in 2002 and includes off-street parking, a ramped accessible approach, private well water, and a private septic system. Located in Wells, the property is positioned between Portland and Portsmouth, minutes from the Turnpike, with over 10k vehicles passing daily according to MaineDOT.
Key Highlights
- 1.79‑acre mixed‑use property with 5,753 square feet
- Two ground‑floor storefront or office suites, each with a private restroom
- Seven additional offices or flex spaces, reception area, and restroom upstairs
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
$71,452
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
7.15%
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%
$1,429,040
$1.4M
Cap Rate 7%
$1,020,743
$1.0M
Cap Rate 9%
$793,911
$793.9K
Market Conditions
NOI Build-Up for 5,753 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
$124.3K $21.60/SF
− Vacancy
−$9.9K −$1.73/SF
EGI
$114.3K $19.87/SF
− OpEx
−$42.9K −$7.45/SF
NOI
$71.5K $12.42/SF
Area
York 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%
$1,429,040
Cap Rate 7%
$1,020,743
Cap Rate 9%
$793,911
Alternative Uses
Best Use
Office B
$1.35M
$1.18M – $1.57M
NOI $94,234 @ 7.0% cap · market cap 9.43%
Second Best
Mixed Use
$1.02M
$893.2K – $1.19M
NOI $71,452 @ 7.0% cap · market cap 7.15%
Theoretical Best
Office A
$1.82M
$1.60M – $2.13M
NOI $127,657 @ 7.0% cap · market cap 12.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
9
Office units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
26
Businesses Nearby
Explore this area
Business Placement
Demographics for 04090, ME
11,314
Population
9,590
Households
1.2
Avg Household Size
53
Median Age
38%
College-Educated
92%
High-School Grad
57.7 sq mi
ZIP Area
196
Density / Sq Mi
$83,900
Median Household Income
$47,928
Median Earnings
$1,313
Median Rent
$445,800
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?
Mixed-use property - Mixed-use zoning combines commercial suites with on-site residential living space.
Where is this mixed-use property located?
The property is located at Wells, ME.
What is the asking price?
The asking price for this property is $999,750.
What are key features of this property?
This property features: 1.79‑acre mixed‑use property with 5,753 square feet; Two ground‑floor storefront or office suites, each with a private restroom; Seven additional offices or flex spaces, reception area, and restroom upstairs
