Light Industrial Flex
For Sale
Contact for pricing
1102 Bridgton Road, Westbrook, ME 04092
Light industrial flex property with multiple tenants and remodeled barn office and workshop space.
Property Size13,549 SF
Price / SF$136.54
Days on Market52
Property Features for 1102 Bridgton Road
General Information
Standard status
Active
Size
13,549 SF
Property subtype
Mixed Use, Office, Industrial
Zoning
Highway Commercial 1
Occupancy
100%
Investment Type
Stabilized
Additional Details
Business Included
Yes
Building Details
Buildings
5
Units
5
Tenancy
Multi
Listing Agency:
The Dunham Group
(207) 773-7100
Listed By:
Joe Atwood · License #SA928863
Source:
Crexi
Added: Jul 8
Changed: Aug 25
Last Checked: Aug 28 at 8:59AM
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 The Dunham Group
Investment Insights
Based on property information with market context.
This light industrial flex property is fully occupied and includes multiple tenant spaces plus an additional leased single-family home. One unit is currently owner-occupied by Epoxy Floors Northeast, which has indicated it is willing to lease back its space, or vacate for an owner-user seeking immediate occupancy.
The property is located along Route 302 and is described as having high visibility. Recent improvements include a full remodel of the barn into office and workshop space, with a new foundation, slab, siding, roof, windows, doors, and related upgrades. Additional updates include new epoxy flooring throughout, two new bathrooms in the primary building occupied by Miliken Bros., and a newly paved parking lot.
The combination of light industrial tenants and upgraded flex space supports both investment ownership and owner-user flexibility within a multi-income layout.
The property is located along Route 302 and is described as having high visibility. Recent improvements include a full remodel of the barn into office and workshop space, with a new foundation, slab, siding, roof, windows, doors, and related upgrades. Additional updates include new epoxy flooring throughout, two new bathrooms in the primary building occupied by Miliken Bros., and a newly paved parking lot.
The combination of light industrial tenants and upgraded flex space supports both investment ownership and owner-user flexibility within a multi-income layout.
Key Highlights
- Fully occupied, multi‑tenanted light industrial property with an additional leased single‑family home on highly visible Route 302
- Tenant mix includes multiple light industrial tenants plus one unit currently owner‑occupied by Epoxy Floors Northeast (willing to lease back or vacate)
- Barn remodel into office and workshop space, including new foundation, slab, siding, roof, windows, doors, and related upgrades
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
$105,280
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
5.69%
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%
$2,105,600
$2.1M
Cap Rate 7%
$1,504,000
$1.5M
Cap Rate 9%
$1,169,778
$1.2M
Market Conditions
NOI Build-Up for 13,549 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
$128.4K $9.48/SF
− Vacancy
−$4.6K −$0.34/SF
EGI
$123.9K $9.14/SF
− OpEx
−$18.6K −$1.37/SF
NOI
$105.3K $7.77/SF
Area
Cumberland County, ME
Vacancy
3.57%
Lease Rate
$9.48 /SF/Yr
Expense Ratio
15.00%
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%
$2,105,600
Cap Rate 7%
$1,504,000
Cap Rate 9%
$1,169,778
Alternative Uses
Best Use
Warehouse
$1.50M
$1.32M – $1.75M
NOI $105,280 @ 7.0% cap · market cap 5.69%
Second Best
Industrial
$1.24M
$1.08M – $1.45M
NOI $86,701 @ 7.0% cap · market cap 4.69%
Theoretical Best
Office A
$3.72M
$3.26M – $4.34M
NOI $260,677 @ 7.0% cap · market cap 14.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
40
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 04092, ME
20,400
Population
9,404
Households
2.2
Avg Household Size
40
Median Age
40%
College-Educated
96%
High-School Grad
17.2 sq mi
ZIP Area
1,186
Density / Sq Mi
$85,868
Median Household Income
$49,922
Median Earnings
$1,373
Median Rent
$341,800
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Light industrial flex property with multiple tenants and remodeled barn office and workshop space.
Where is this flex space located?
The property is located at 1102 Bridgton Road Westbrook, ME.
What is the asking price?
The asking price for this property is $1,850,000.
What are key features of this property?
This property features: Fully occupied, multi‑tenanted light industrial property with an additional leased single‑family home on highly visible Route 302; Tenant mix includes multiple light industrial tenants plus one unit currently owner‑occupied by Epoxy Floors Northeast (willing to lease back or vacate); Barn remodel into office and workshop space, including new foundation, slab, siding, roof, windows, doors, and related upgrades
