Standalone Office
For Sale
$449,900
1087 Main Street, Sanford, ME 04073
Commercial Sale, Sanford, ME
Property Size1,095 SF
Lot Size0.33 Acres
Price / SF$410.87
Days on Market47
Property Features for 1087 Main Street
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
Urban
Rooms
Basement
Basement
Full, Unfinished
Accessibility
Accessible Approach with Ramp
Lot features
Bus Line, Near Shopping
Standard status
Active
Size
1,095 SF
Lot size
0.33 Acres
Taxes and HOA fees
Tax Year
25
Tax Annual Amount
3666
Utilities
Sewer type
Public Sewer
Heating system
Baseboard, Oil
Cooling system
Central Air
Water source
Public
Building Details
Year built
1922
Number of units
1
Flooring type
Wood, Vinyl, Carpet
Building materials
Wood Frame, Vinyl Siding
Roof type
Composition
Listing Agency:
Town Square Realty Group
(207) 324-2860
Listed By:
Brian Toth
(207) 432-6198
Added: Jul 16
Changed: Aug 19
Last Checked: Aug 31 at 5:06AM
MLS# 1672234
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 standalone office property contains 1,095 square feet on a 0.33-acre parcel. The interior includes a reception area, 5 private offices, and 1 restroom, with wood, vinyl, and carpet flooring. Accessibility improvements include an approach with ramp. The building was constructed in 1922 with wood-frame construction, vinyl siding, a composition roof, baseboard oil heat, and central air conditioning.
The property includes a spacious parking lot and a detached two-car garage. Public water and public sewer serve the site, and Urban zoning is identified for the property. A basement is also included in the building configuration.
The property includes a spacious parking lot and a detached two-car garage. Public water and public sewer serve the site, and Urban zoning is identified for the property. A basement is also included in the building configuration.
Key Highlights
- 1,095 SF office building on a 0.33‑acre parcel
- Reception area, 5 private offices, and 1 restroom
- Detached two‑car garage and spacious parking lot
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
$17,936
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
3.99%
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%
$358,720
$358.7K
Cap Rate 7%
$256,229
$256.2K
Cap Rate 9%
$199,289
$199.3K
Market Conditions
NOI Build-Up for 1,095 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
$27.3K $24.96/SF
− Vacancy
−$3.4K −$3.12/SF
EGI
$23.9K $21.84/SF
− OpEx
−$6.0K −$5.46/SF
NOI
$17.9K $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%
$358,720
Cap Rate 7%
$256,229
Cap Rate 9%
$199,289
Alternative Uses
Best Use
Office B
$256.2K
$224.2K – $298.9K
NOI $17,936 @ 7.0% cap · market cap 3.99%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$347.1K
$303.7K – $405.0K
NOI $24,298 @ 7.0% cap · market cap 5.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
251
Businesses Nearby
Explore this area
Business Placement
Demographics for 04073, ME
17,283
Population
7,772
Households
2.2
Avg Household Size
41
Median Age
21%
College-Educated
90%
High-School Grad
37.7 sq mi
ZIP Area
458
Density / Sq Mi
$69,135
Median Household Income
$42,758
Median Earnings
$1,145
Median Rent
$259,500
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office building - Reception, private offices, and accessibility improvements support a practical small-office configuration.
Where is this office building located?
The property is located at 1087 Main Street Sanford, ME.
What is the asking price?
The asking price for this property is $449,900.
What are key features of this property?
This property features: 1,095 SF office building on a 0.33‑acre parcel; Reception area, 5 private offices, and 1 restroom; Detached two‑car garage and spacious parking lot
