Waterfront Sporting
For Sale
$998,900
1174 Cove Road, Seboeis Plt, ME 04448
Commercial Sale, Seboeis Plt, ME
Property Size7,000 SF
Lot Size5.90 Acres
Price / SF$142.70
Days on Market69
Property Features for 1174 Cove Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Residential
Basement
Crawl Space
Lot features
Rural
Standard status
Active
Size
7,000 SF
Lot size
5.90 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
5343
Utilities
Sewer type
Septic Tank
Heating system
Kerosene, Propane (Heating), Forced Air, Wood, Wood Stove
Water source
Well
Water front features
Lake
Water front
1
Amenities
recreation center
pool tables
poker tables
foosball tables
shower houses
dock house
garage
outbuildings
firepit
dock systems
Building Details
Year built
1920
Number of units
13
Flooring type
Wood
Building materials
Wood Frame, Wood Siding
Roof type
Metal
Listing Agency:
Realty of Maine
(207) 667-2300
Listed By:
Michaela Kinghorn
(617) 651-1904
Added: Jul 2
Changed: Sep 2
Last Checked: Sep 8 at 9:06AM
MLS# 1662630
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.
South Branch Lake Camps is a waterfront resort property established in 1898 on a 5.9-acre peninsula with 1,677 feet of shoreline. The improvements total 7,000 square feet and include 11 furnished cabins with knotty pine interiors, heating, half baths, and screened porches oriented toward the lake. Three cabins add full kitchens.
The 2,600-square-foot furnished main lodge contains a commercial kitchen, dining area, screened porch, tackle shop, and two guest suites. Additional improvements include a recreation center with pool, poker, and foosball tables; two shower houses; a dock house; a large garage; outbuildings; and three seasonal dock systems. Boats, canoes, and kayaks are included. The property uses well water and a septic tank, with wood-frame construction, wood siding, wood flooring, and a metal roof. It is located 45 minutes from Bangor and 15 minutes from Interstate 95.
The 2,600-square-foot furnished main lodge contains a commercial kitchen, dining area, screened porch, tackle shop, and two guest suites. Additional improvements include a recreation center with pool, poker, and foosball tables; two shower houses; a dock house; a large garage; outbuildings; and three seasonal dock systems. Boats, canoes, and kayaks are included. The property uses well water and a septic tank, with wood-frame construction, wood siding, wood flooring, and a metal roof. It is located 45 minutes from Bangor and 15 minutes from Interstate 95.
Key Highlights
- 5.9‑acre peninsula with 1,677 feet of South Branch Lake shoreline
- 11 furnished cabins; three include full kitchens
- 2,600‑square‑foot furnished main lodge with commercial kitchen and two guest suites
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
$42,134
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
4.22%
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%
$842,680
$842.7K
Cap Rate 7%
$601,914
$601.9K
Cap Rate 9%
$468,156
$468.2K
Market Conditions
NOI Build-Up for 7,000 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
$100.8K $14.40/SF
− Vacancy
−$12.1K −$1.73/SF
EGI
$88.7K $12.67/SF
− OpEx
−$46.6K −$6.65/SF
NOI
$42.1K $6.02/SF
Area
Penobscot County, ME
Vacancy
12.00%
Lease Rate
$14.40 /SF/Yr
Expense Ratio
52.50%
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%
$842,680
Cap Rate 7%
$601,914
Cap Rate 9%
$468,156
Alternative Uses
Best Use
Hotel Hospitality
$601.9K
$526.7K – $702.2K
NOI $42,134 @ 7.0% cap · market cap 4.22%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.26M
$1.98M – $2.64M
NOI $158,256 @ 7.0% cap · market cap 15.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
2
Businesses Nearby
Explore this area
Business Placement
Demographics for 04448, ME
1,265
Population
692
Households
1.8
Avg Household Size
52
Median Age
14%
College-Educated
92%
High-School Grad
93.9 sq mi
ZIP Area
13
Density / Sq Mi
$48,958
Median Household Income
$34,444
Median Earnings
$938
Median Rent
$115,600
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Resort - Historic lakefront compound with furnished cabins, a main lodge, recreation facilities, and seasonal dock systems.
Where is this resort located?
The property is located at 1174 Cove Road Seboeis Plt, ME.
What is the asking price?
The asking price for this property is $998,900.
What are key features of this property?
This property features: 5.9‑acre peninsula with 1,677 feet of South Branch Lake shoreline; 11 furnished cabins; three include full kitchens; 2,600‑square‑foot furnished main lodge with commercial kitchen and two guest suites
