Auto Shop with
For Sale
$699,900
1225 Sabattus Street, Lewiston, ME 04240
Commercial property with a mechanic garage, dedicated office, and open lot for operational use.
Property Size448 SF
Price / SF$1,562
Days on Market187
Property Features for 1225 Sabattus Street
General Information
Standard status
Active
Size
448 SF
Property subtype
Commercial
Additional Details
Traffic Count
10,670 vehicles/day
Building Details
Year Built
1980
Listing Agency:
Fontaine Family-The Real Estate Leader
(207) 240-4217
Listed By:
Eric Milliken
(207) 240-4217
Source:
Brendafontaine
Added: Feb 25
Changed: Aug 28
Last Checked: Aug 30 at 5:26PM
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 Fontaine Family-The Real Estate Leader
Investment Insights
Based on property information with market context.
This auto shop property at 1225 Sabattus St in Lewiston, Maine, combines dedicated office space with a spacious mechanic garage and an open commercial lot. The configuration accommodates administrative functions, vehicle service, equipment storage, and workshop activities within one property.
The site recorded a 2023 traffic count of approximately 10,670 vehicles per day, supporting regular exposure along Sabattus St. The open lot provides additional on-site area for parking, equipment, or operational needs. Built in 1980, the property offers a functional commercial setting for automotive business operations.
The site recorded a 2023 traffic count of approximately 10,670 vehicles per day, supporting regular exposure along Sabattus St. The open lot provides additional on-site area for parking, equipment, or operational needs. Built in 1980, the property offers a functional commercial setting for automotive business operations.
Key Highlights
- Mechanic garage with dedicated office space
- Open commercial lot for parking, equipment, or operations
- 2023 traffic count of approximately 10,670 vehicles per day
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
$45,869
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
6.55%
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%
$917,380
$917.4K
Cap Rate 7%
$655,271
$655.3K
Cap Rate 9%
$509,656
$509.7K
Market Conditions
NOI Build-Up for 448 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
$67.2K $150.00/SF
− Vacancy
−$1.7K −$3.74/SF
EGI
$65.5K $146.27/SF
− OpEx
−$19.7K −$43.88/SF
NOI
$45.9K $102.39/SF
Area
Androscoggin County, ME
Vacancy
2.49%
Lease Rate
$150.00 /SF/Yr
Expense Ratio
30.00%
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%
$917,380
Cap Rate 7%
$655,271
Cap Rate 9%
$509,656
Alternative Uses
Best Use
Industrial
$655.3K
$573.4K – $764.5K
NOI $45,869 @ 7.0% cap · market cap 6.55%
Second Best
Retail
$66.9K
$58.6K – $78.1K
NOI $4,685 @ 7.0% cap · market cap 0.67%
Theoretical Best
Warehouse
$795.7K
$696.2K – $928.3K
NOI $55,698 @ 7.0% cap · market cap 7.96%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
10,670 VPD
Traffic count
Location Intelligence
Trade Area within ½ mile
64
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 04240, ME
37,121
Population
16,852
Households
2.2
Avg Household Size
38
Median Age
22%
College-Educated
90%
High-School Grad
34.1 sq mi
ZIP Area
1,089
Density / Sq Mi
$56,558
Median Household Income
$36,734
Median Earnings
$954
Median Rent
$214,200
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Precision Auto Body — 1076 1/2 Sabattus St, Lewiston, ME 04240
- Car Techs — 1230 Sabattus St, Lewiston, ME 04240
- Ace Professional Towing — 1297 sabattus st, lewiston, me 04240
- Anytime Cycle Transport — 1297 Sabattus St, Lewiston, ME 04240
- Certified Auto — 1297 sabattus st, lewiston, me 04240
Frequently Asked Questions
What type of property is this?
Auto shop - Commercial property with a mechanic garage, dedicated office, and open lot for operational use.
Where is this auto shop located?
The property is located at 1225 Sabattus Street Lewiston, ME.
What is the asking price?
The asking price for this property is $699,900.
What are key features of this property?
This property features: Mechanic garage with dedicated office space; Open commercial lot for parking, equipment, or operations; 2023 traffic count of approximately 10,670 vehicles per day
