Multi-Tenant Retail
New
For Sale
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1041 Brighton Avenue, Portland, ME 04102
Fully occupied retail property with pylon signage, renovated parking, and multiple building improvements.
Property Size23,617 SF
Price / SF$211.71
Days on Market7
Property Features for 1041 Brighton Avenue
General Information
Standard status
Active
Size
23,617 SF
Property subtype
Retail
Zoning
B2 - Business Community
Occupancy
100%
Lease Type
NNN
Investment Type
Stabilized
Net Operating Income
$366,000
Site & Location
Pylon Signage
Yes
Traffic Count
25,000 vehicles/day
Building Details
Year Built
1988
Buildings
1
Units
12
Tenancy
Multi
Listing Agency:
Malone Commercial Brokers
(207) 358-7028
Listed By:
Mike Anderson · License #ME 918812
Source:
Crexi
Added: Aug 6
Changed: Aug 11
Last Checked: Aug 12 at 5:56AM
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 Malone Commercial Brokers
Investment Insights
Based on property information with market context.
This 23,617-square-foot retail plaza, constructed in 1988, is fully occupied by twelve tenants. The multi-tenant configuration provides a range of retail spaces within one commercial property, with both building signage and a large pylon sign supporting tenant identification.
The property fronts Brighton Avenue, where traffic counts are approximately 25,000 cars per day, and sits across from Lowes. Rock Row in Westbrook and I-95 are nearby, adding established commercial and regional access context. The site is zoned B2 - Business Community.
Capital improvements include a parking lot renovation completed within the past few years, a substantial roof replacement section, and replacement of several HVAC units. The property combines existing retail occupancy with documented improvements to key site and building components.
The property fronts Brighton Avenue, where traffic counts are approximately 25,000 cars per day, and sits across from Lowes. Rock Row in Westbrook and I-95 are nearby, adding established commercial and regional access context. The site is zoned B2 - Business Community.
Capital improvements include a parking lot renovation completed within the past few years, a substantial roof replacement section, and replacement of several HVAC units. The property combines existing retail occupancy with documented improvements to key site and building components.
Key Highlights
- 23,617‑square‑foot retail plaza constructed in 1988
- Fully occupied multi‑tenant property with twelve (12) tenants
- Approximately 25,000± cars/day on Brighton Avenue
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
$246,987
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
4.94%
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%
$4,939,740
$4.9M
Cap Rate 7%
$3,528,386
$3.5M
Cap Rate 9%
$2,744,300
$2.7M
Market Conditions
NOI Build-Up for 23,617 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
$425.1K $18.00/SF
− Vacancy
−$72.3K −$3.06/SF
EGI
$352.8K $14.94/SF
− OpEx
−$105.9K −$4.48/SF
NOI
$247.0K $10.46/SF
Area
Cumberland County, ME
Vacancy
17.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
30.00%
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%
$4,939,740
Cap Rate 7%
$3,528,386
Cap Rate 9%
$2,744,300
Alternative Uses
Best Use
Retail
$3.53M
$3.09M – $4.12M
NOI $246,987 @ 7.0% cap · market cap 4.94%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$6.49M
$5.68M – $7.57M
NOI $454,380 @ 7.0% cap · market cap 9.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
25,000 VPD
Traffic count
Location Intelligence
Trade Area within ½ mile
465
Businesses Nearby
299k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 33%
Groceries 22%
Shops & Services 22%
Apparel 15%
Chick-fil-A
Dining
70,318 visits/mo
0.4 miles
Market Basket
Groceries
66,877 visits/mo
0.5 miles
Kohl's
Apparel
42,884 visits/mo
0.5 miles
Lowe's
Home Improvements & Furnishings
24,885 visits/mo
0.1 miles
Jo-Ann Fabric and Craft
Shops & Services
23,281 visits/mo
0.1 miles
Demographics for 04102, ME
18,002
Population
8,633
Households
2.1
Avg Household Size
38
Median Age
62%
College-Educated
96%
High-School Grad
6.0 sq mi
ZIP Area
3,000
Density / Sq Mi
$79,631
Median Household Income
$47,898
Median Earnings
$1,435
Median Rent
$464,100
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Strip mall - Fully occupied retail property with pylon signage, renovated parking, and multiple building improvements.
Where is this strip mall located?
The property is located at 1041 Brighton Avenue Portland, ME.
What is the asking price?
The asking price for this property is $5,000,000.
What are key features of this property?
This property features: 23,617‑square‑foot retail plaza constructed in 1988; Fully occupied multi‑tenant property with twelve (12) tenants; Approximately 25,000± cars/day on Brighton Avenue
