Flexible Commercial Office
For Sale
$399,000
10 Snell Hill Road, Turner, ME 04282
Adaptable floor plan with onsite parking near shopping, services, and established businesses.
Property Size864 SF
Price / SF$230.90
Days on Market331
Property Features for 10 Snell Hill Road
General Information
Standard status
Active
Size
864 SF
Property subtype
Commercial
Zoning
COMM
Additional Details
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$2,686
Building Details
Building Size
864 SF
Year Built
1980
Buildings
1
Listing Agency:
Berkshire Hathaway HomeServices Northeast Real Estate
(207) 314-2574
Listed By:
Elisha Hardy · License #BR915418
(207) 314-2574
Source:
Startpoint
Added: Sep 16, 2025
Changed: Aug 8
Last Checked: Aug 11 at 1:16PM
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 Berkshire Hathaway HomeServices Northeast Real Estate
Investment Insights
Based on property information with market context.
This commercial office building contains 1,728 square feet and was built in 1980. The property is zoned COMM and offers an adaptable interior that can be configured for office operations or other commercial uses supported by the site. Onsite parking and convenient access add practical functionality for occupants and visitors.
Located at 10 Snell Hill Road in Turner, Maine, the building sits near shopping, services, and other established businesses. Road frontage supports exposure from passing traffic, while the surrounding commercial activity provides a connected setting for a business seeking an accessible location.
Located at 10 Snell Hill Road in Turner, Maine, the building sits near shopping, services, and other established businesses. Road frontage supports exposure from passing traffic, while the surrounding commercial activity provides a connected setting for a business seeking an accessible location.
Key Highlights
- 1,728‑square‑foot commercial building constructed in 1980
- Zoned COMM
- Adaptable interior layout with room for customization
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
$28,000
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
7.02%
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%
$560,000
$560.0K
Cap Rate 7%
$400,000
$400.0K
Cap Rate 9%
$311,111
$311.1K
Market Conditions
NOI Build-Up for 1,728 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
$42.7K $24.72/SF
− Vacancy
−$5.4K −$3.11/SF
EGI
$37.3K $21.61/SF
− OpEx
−$9.3K −$5.40/SF
NOI
$28.0K $16.20/SF
Area
Androscoggin County, ME
Vacancy
12.60%
Lease Rate
$24.72 /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%
$560,000
Cap Rate 7%
$400,000
Cap Rate 9%
$311,111
Alternative Uses
Best Use
Office B
$400.0K
$350.0K – $466.7K
NOI $28,000 @ 7.0% cap · market cap 7.02%
Second Best
Retail
$258.2K
$225.9K – $301.2K
NOI $18,071 @ 7.0% cap · market cap 4.53%
Theoretical Best
Warehouse
$3.07M
$2.69M – $3.58M
NOI $214,834 @ 7.0% cap · market cap 53.84%
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
74
Businesses Nearby
Explore this area
Business Placement
Demographics for 04282, ME
5,817
Population
2,431
Households
2.4
Avg Household Size
43
Median Age
19%
College-Educated
97%
High-School Grad
59.3 sq mi
ZIP Area
98
Density / Sq Mi
$87,981
Median Household Income
$39,625
Median Earnings
$588
Median Rent
$254,400
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?
Office units - Adaptable floor plan with onsite parking near shopping, services, and established businesses.
Where is this office units located?
The property is located at 10 Snell Hill Road Turner, ME.
What is the asking price?
The asking price for this property is $399,000.
What are key features of this property?
This property features: 1,728‑square‑foot commercial building constructed in 1980; Zoned COMM; Adaptable interior layout with room for customization
