Versatile Flex and Retail
For Sale
Contact for pricing
1110 Minot Ave, Auburn, ME 04210
Spacious 10,480 SF former restaurant and brewery site on Minot Avenue with approximately 15,660 daily vehicles.
Property Size10,480 SF
Price / SF$94.94
Days on Market427
Property Features for 1110 Minot Ave
General Information
Standard status
Active
Size
10,480 SF
Property subtype
FLEX_R_AND_D
Site & Location
Traffic Count
15,660 vehicles/day
Road Access
Yes
Listing Agency:
KW Commercial Greater Portland
(207) 754-9311
Listed By:
Kevin Fletcher, CCIM · License #BA903663
(207) 754-9311
Source:
Moodyscre
Added: Jun 12, 2025
Changed: Aug 8
Last Checked: Aug 12 at 11:04AM
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 KW Commercial Greater Portland
Investment Insights
Based on property information with market context.
This expansive commercial property offers a flexible 10,480 SF layout previously used as a restaurant and brewery, providing a versatile foundation for a range of commercial concepts. The space is positioned to support multiple business types, including restaurant, retail, brewery, and event uses, based on its established configuration.
Located on Minot Avenue, the property benefits from approximately 15,660 vehicles per day, offering consistent exposure for prospective customers and visitors.
Available for sale, this asset is well-suited for buyers seeking a single, sizable commercial site with prior food and beverage use.
Located on Minot Avenue, the property benefits from approximately 15,660 vehicles per day, offering consistent exposure for prospective customers and visitors.
Available for sale, this asset is well-suited for buyers seeking a single, sizable commercial site with prior food and beverage use.
Key Highlights
- 10,480 SF commercial property on Minot Avenue
- Approximately 15,660 vehicles per day on Minot Avenue
- Former restaurant and brewery site
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
$84,548
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
8.50%
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%
$1,690,960
$1.7M
Cap Rate 7%
$1,207,829
$1.2M
Cap Rate 9%
$939,422
$939.4K
Market Conditions
NOI Build-Up for 10,480 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
$135.8K $12.96/SF
− Vacancy
−$23.1K −$2.20/SF
EGI
$112.7K $10.76/SF
− OpEx
−$28.2K −$2.69/SF
NOI
$84.5K $8.07/SF
Area
Androscoggin County, ME
Vacancy
17.00%
Lease Rate
$12.96 /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%
$1,690,960
Cap Rate 7%
$1,207,829
Cap Rate 9%
$939,422
Alternative Uses
Best Use
Industrial
$15.33M
$13.41M – $17.88M
NOI $1,073,000 @ 7.0% cap · market cap 107.84%
Second Best
Retail
$1.57M
$1.37M – $1.83M
NOI $109,600 @ 7.0% cap · market cap 11.02%
Theoretical Best
Warehouse
$18.61M
$16.29M – $21.72M
NOI $1,302,929 @ 7.0% cap · market cap 130.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
15,660 VPD
Traffic count
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
63
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 04210, ME
24,061
Population
11,113
Households
2.2
Avg Household Size
42
Median Age
29%
College-Educated
92%
High-School Grad
59.3 sq mi
ZIP Area
406
Density / Sq Mi
$66,552
Median Household Income
$42,624
Median Earnings
$983
Median Rent
$254,600
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 - Spacious 10,480 SF former restaurant and brewery site on Minot Avenue with approximately 15,660 daily vehicles.
Where is this flex space located?
The property is located at 1110 Minot Ave Auburn, ME.
What is the asking price?
The asking price for this property is $995,000.
What are key features of this property?
This property features: 10,480 SF commercial property on Minot Avenue; Approximately 15,660 vehicles per day on Minot Avenue; Former restaurant and brewery site
