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    Long Lake Camps Hospitality Property Title is generated by Realmo AI

    109 Sinclair Road, Sinclair, ME 04779

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    Claim this Listing
    For Sale
    $1,200,000

    COMMERCIAL - Sinclair, ME

    Property size:
    5,036 SF
    Lot size:
    2.77 Acres
    Price / SF:
    $238/SF
    Added:
    Jan 13, 2026
    Days on Market:
    139
    Last Refresh:
    Jun 1 at 8:06 pm

    Property Features for 109 Sinclair Road

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    LUPC
    Interior features
    Storage
    Standard status
    Active
    Size
    5,036 SF
    Lot size
    2.77 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    3617

    Utilities

    Sewer type
    Private Sewer, Septic Tank
    Heating system
    Oil, Radiant
    Cooling system
    Window Unit(s)
    Water source
    Private, Well
    Water front features
    Lake
    Water front
    1

    Building Details

    Year built
    1986
    Number of units
    8
    Flooring type
    Laminate, Vinyl
    Building materials
    Wood Frame, Log Siding, Wood Siding
    Roof type
    Metal
    Additional Structures
    Storage

    We can help!

    Listing Contact
    Deborah Henderson

    Listing agent Deborah Henderson

    Listing office Realty of Maine 458 Main Street, Bangor, ME

    Listing date Jan 13, 2026

    MLS# 1641382

    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.

    HighLights

    • Direct lakefront access with four cabins on Long Lake.
    • Four‑unit lodge across from the lake, each unit fully furnished with two bedrooms, kitchen, living room, and bathroom.
    • Meticulously maintained property ready for immediate use as a rental business or private retreat.
    • Year‑round operation with metal roofs on all structures.
    • Long Lake offers over 6000 acres for fishing, boating, and swimming.
    • Access to endless recreational activities including ice fishing, cross‑country skiing, snowshoeing, and snowmobiling.

    Overview

    Located in Sinclair, Maine, Long Lake Camps features four cabins directly on the lake and a four-unit lodge across the road with lake access. The property has been meticulously maintained. Each unit in the lodge includes two bedrooms with an open kitchen and living room area, plus a full bathroom. Amenities include a refrigerator, electric stove, microwave, and TV, and the units are fully furnished. Picnic tables and grills are provided for each unit. The lodge building contains two laundry areas, one coin-operated for guests and one for housekeeping. The four lakefront cabins each have two bedrooms and include a kitchen/living room combo, propane stoves, refrigerators, microwaves, TVs, and full bathrooms, and are completely furnished. Four picnic tables, propane grills, and fire rings are located lakefront. Direct access is available to launch boats from the property. All structures have metal roofs and are open year-round. Long Lake spans over 6000 acres with a maximum depth of over 160 feet and is home to salmon, brook trout, smelts, and cusk, offering an exceptional fishing experience in all four seasons. Recreational activities include swimming and boating in the summer, ice fishing, cross-country skiing, and snowshoeing in the winter, plus snowmobiling on trails in Aroostook County. The property is suitable for fishing, hunting, snowmobiling, or providing a place for outdoor adventures.
    Property Profile Location Intelligence

    Current Use by Public Records

    Campgrounds

    Suggested Use

    Restaurant Hotel & Motel Bed & Breakfast Restaurant

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Sinclair
    County
    State
    Maine
    Longitude
    -68.2372902
    Latitude
    47.1807402

    FAQs

    What type of property is this?
    Campground - Meticulously maintained cabins and lodge on Long Lake.
    Where is this campground located?
    The property is located at 109 Sinclair Road Sinclair, ME.
    What is the asking price?
    The asking price for this property is $1,200,000.
    What are key features of this property?
    This property features: Direct lakefront access with **four cabins on Long Lake**.; **Four‑unit lodge** across from the lake, each unit fully furnished with two bedrooms, kitchen, living room, and bathroom.; Meticulously maintained property ready for immediate use as a rental business or private retreat.
    (207) 852-7577
    We can help!
    Listing Contact
    Deborah Henderson
    Request Owner's contact information
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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