Live-Work Mixed-Use
For Sale
$1,795,000
1 Fieldstone Estates Road, York, ME 03909
Mixed-use facility with workshop space, shipping access, three-phase power, and finished residential living for owner-users.
Property Size8,400 SF
Price / SF$213.69
Days on Market106
Property Features for 1 Fieldstone Estates Road
General Information
Standard status
Active
Size
8,400 SF
Property subtype
Commercial
Building Details
Year Built
1998
Listing Agency:
Gosselin Realty Group
Listed By:
Gregory Gosselin
(207) 363-4540
Source:
Greatislandrealty
Added: Jun 9
Changed: Sep 21
Last Checked: Sep 22 at 6:23PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Gosselin Realty Group
Investment Insights
Based on property information with market context.
Purpose-built in 1998 for combined commercial and residential occupancy, this mixed-use property includes four first-floor workshop/commercial spaces plus a dedicated shipping and receiving bay with oversized garage door access. Infrastructure includes three-phase power, municipal water, central air conditioning, and a buried 500-gallon propane tank. An oversized second-floor loading door with a half-ton chain hoist supports moving equipment and materials between levels. The second-floor framing system was engineered to support approximately 150 pounds per square foot, offering higher-capacity storage and workspace than typical residential standards. The upper levels provide finished residential accommodations with a full kitchen, multiple living areas, 3 bedrooms, 2 full baths, laundry facilities, and flexible office or workspace options. A detached 4-car garage adds additional storage and operational support. Recent capital improvements include a new roof, upgraded HVAC systems, a replacement water heater, renovated bath facilities, and ongoing maintenance.
The property is situated in a highly visible Route 1 location in York, ME, with access designed to support commercial shipping and equipment movement.
For tenants, buyers, and owner-users, the configuration supports a range of light commercial operations such as contractors, artisan production, professional trades, service businesses, creative studios, and light warehousing, while also maintaining separate finished residential living space above. A seller leaseback is planned as the new construction will be completed in Spring 2027.
The property is situated in a highly visible Route 1 location in York, ME, with access designed to support commercial shipping and equipment movement.
For tenants, buyers, and owner-users, the configuration supports a range of light commercial operations such as contractors, artisan production, professional trades, service businesses, creative studios, and light warehousing, while also maintaining separate finished residential living space above. A seller leaseback is planned as the new construction will be completed in Spring 2027.
Key Highlights
- Mixed‑use property built in 1998 with four workshop/commercial spaces plus finished residential areas
- Dedicated shipping and receiving bay with oversized garage door access and overhead doors
- Three‑phase power, municipal water, central air, and a buried 500‑gallon propane tank
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
$137,592
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
7.67%
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%
$2,751,840
$2.8M
Cap Rate 7%
$1,965,600
$2.0M
Cap Rate 9%
$1,528,800
$1.5M
Market Conditions
NOI Build-Up for 8,400 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
$209.7K $24.96/SF
− Vacancy
−$26.2K −$3.12/SF
EGI
$183.5K $21.84/SF
− OpEx
−$45.9K −$5.46/SF
NOI
$137.6K $16.38/SF
Area
York County, ME
Vacancy
12.50%
Lease Rate
$24.96 /SF/Yr
Expense Ratio
25.00%
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%
$2,751,840
Cap Rate 7%
$1,965,600
Cap Rate 9%
$1,528,800
Alternative Uses
Best Use
Office B
$1.97M
$1.72M – $2.29M
NOI $137,592 @ 7.0% cap · market cap 7.67%
Second Best
Flex RnD
$1.68M
$1.47M – $1.96M
NOI $117,755 @ 7.0% cap · market cap 6.56%
Theoretical Best
Office A
$2.66M
$2.33M – $3.11M
NOI $186,393 @ 7.0% cap · market cap 10.38%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
176
Businesses Nearby
Explore this area
Business Placement
Demographics for 03909, ME
10,938
Population
7,101
Households
1.5
Avg Household Size
53
Median Age
50%
College-Educated
98%
High-School Grad
35.2 sq mi
ZIP Area
311
Density / Sq Mi
$108,889
Median Household Income
$55,540
Median Earnings
$1,438
Median Rent
$589,400
Median Home Value
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Market
Vacancy Rate% for Office in Northeast region
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Frequently Asked Questions
What type of property is this?
Live-work space - Mixed-use facility with workshop space, shipping access, three-phase power, and finished residential living for owner-users.
Where is this live-work space located?
The property is located at 1 Fieldstone Estates Road York, ME.
What is the asking price?
The asking price for this property is $1,795,000.
What are key features of this property?
This property features: Mixed‑use property built in 1998 with four workshop/commercial spaces plus finished residential areas; Dedicated shipping and receiving bay with oversized garage door access and overhead doors; Three‑phase power, municipal water, central air, and a buried 500‑gallon propane tank
