Two-Cottage Short-Term Rental
For Sale
$519,000
108 Sandy Beach Road Unit B, Glenburn, ME 04401
Two renovated, year-round cottages offer flexible vacation rental and residential income configurations on Pushaw Lake.
Property Size2,153 SF
Price / SF$241.06
Days on Market12
Property Features for 108 Sandy Beach Road Unit B
General Information
Standard status
Active
Size
2,153 SF
Property subtype
Multi-family
Lease Term
[]
Additional Details
Multifamily Units
2
Amenities
heated enclosed porch
private shiplapped porch
aluminum dock
sunbathing platform
heated bathroom floors
modern kitchen
stainless steel appliances
Building Details
Year Built
1960
Buildings
2
Listing Agency:
Realty of Maine
Listed By:
Patricia Largay
(207) 680-3667
Source:
Portsiderealestategroup
Added: Aug 18
Changed: Aug 29
Last Checked: Aug 26 at 1:08PM
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 Realty of Maine
Investment Insights
Based on property information with market context.
This short-term rental property includes two year-round cottages with separate living spaces and distinct interior character. One cottage was rebuilt from the studs and includes a modern kitchen, first-floor bedroom, sleeping loft, heated bathroom floors, and an enclosed heated porch. The second offers refinished countertops, stainless steel appliances, and a private shiplap porch.
The property occupies a waterfront setting on Pushaw Lake and includes a 40-foot aluminum dock with a dedicated sunbathing platform. Outdoor amenities support boating, fishing, and lake-oriented stays, while the two-home layout allows for separate occupancy arrangements. The property was built in 1960 and is located at 108 Sandy Beach Road, Unit B, Glenburn, ME 04401.
The property occupies a waterfront setting on Pushaw Lake and includes a 40-foot aluminum dock with a dedicated sunbathing platform. Outdoor amenities support boating, fishing, and lake-oriented stays, while the two-home layout allows for separate occupancy arrangements. The property was built in 1960 and is located at 108 Sandy Beach Road, Unit B, Glenburn, ME 04401.
Key Highlights
- Two renovated homes designed for year‑round use
- Waterfront setting on Pushaw Lake
- 40‑foot aluminum dock with dedicated sunbathing platform
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
$18,147
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
3.50%
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%
$362,940
$362.9K
Cap Rate 7%
$259,243
$259.2K
Cap Rate 9%
$201,633
$201.6K
Market Conditions
NOI Build-Up for 2,153 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
$34.9K $16.20/SF
− Vacancy
−$1.9K −$0.87/SF
EGI
$33.0K $15.33/SF
− OpEx
−$14.8K −$6.90/SF
NOI
$18.1K $8.43/SF
Area
Penobscot County, ME
Vacancy
5.40%
Lease Rate
$16.20 /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%
$362,940
Cap Rate 7%
$259,243
Cap Rate 9%
$201,633
Alternative Uses
Best Use
Apartment 5plus
$259.2K
$226.8K – $302.5K
NOI $18,147 @ 7.0% cap · market cap 3.50%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$695.4K
$608.4K – $811.3K
NOI $48,675 @ 7.0% cap · market cap 9.38%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
12
Businesses Nearby
Explore this area
Business Placement
Demographics for 04401, ME
44,608
Population
20,932
Households
2.1
Avg Household Size
40
Median Age
37%
College-Educated
96%
High-School Grad
100.1 sq mi
ZIP Area
446
Density / Sq Mi
$66,136
Median Household Income
$40,863
Median Earnings
$1,048
Median Rent
$229,600
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Short term rental property - Two renovated, year-round cottages offer flexible vacation rental and residential income configurations on Pushaw Lake.
Where is this short term rental property located?
The property is located at 108 Sandy Beach Road Unit B Glenburn, ME.
What is the asking price?
The asking price for this property is $519,000.
What are key features of this property?
This property features: Two renovated homes designed for year‑round use; Waterfront setting on Pushaw Lake; 40‑foot aluminum dock with dedicated sunbathing platform
