Freestanding Corner Retail-Office
For Sale
$1,299,000
2049 Post Road Wells, Wells, ME 04090
Two-story freestanding building on a corner lot with on-site parking for about 20 vehicles and frontage on Post Road.
Property Size4,706 SF
Price / SF$276.03
Days on Market48
Property Features for 2049 Post Road Wells
General Information
Standard status
Active
Size
4,706 SF
Total Parking Spaces
20
Zoning
GB 145-26
Lease Type
NNN
Additional Details
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$3,605
Amenities
2
0.5
No
148.00
4706
Building Details
Building Size
4,706 SF
Year Built
1978
Stories
2
Construction
post-and-beam
Listing Agency:
eXp Realty LLC
(888) 854-7493
Listed By:
Marcela daSilvaPereira · License #8214994
(888) 854-7493
Source:
Ma.exprealty
Added: Jul 10
Changed: Aug 25
Last Checked: Aug 26 at 6:52AM
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 eXp Realty LLC
Investment Insights
Based on property information with market context.
This freestanding two-story commercial building sits on a corner lot and totals 4,310 square feet. The post-and-beam structure includes soaring cathedral ceilings and a flexible interior layout suitable for a range of commercial uses. The property also features a detached accessory building offering garage space plus additional unfinished square footage that may support future expansion or storage needs.
The building has approximately 148 feet of frontage on Post Road and is positioned along the Route 1 corridor. On-site parking accommodates approximately 20 vehicles, and the property is described as benefiting from strong year-round traffic with added seasonal tourism.
The arrangement supports adaptable front-of-house and workspace configurations, with on-site parking for tenant and customer convenience. The detached accessory structure adds practical space beyond the main building footprint.
The building has approximately 148 feet of frontage on Post Road and is positioned along the Route 1 corridor. On-site parking accommodates approximately 20 vehicles, and the property is described as benefiting from strong year-round traffic with added seasonal tourism.
The arrangement supports adaptable front-of-house and workspace configurations, with on-site parking for tenant and customer convenience. The detached accessory structure adds practical space beyond the main building footprint.
Key Highlights
- Freestanding two‑story commercial building on a corner lot along the Route 1 corridor in Wells
- Approximately 148 ft of frontage on Post Road, with building area total of 4,706 SF
- Flexible interior layout with soaring cathedral ceilings; suitable for retail, office, restaurant, showroom, wellness, or other service uses
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
$77,084
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
5.93%
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%
$1,541,680
$1.5M
Cap Rate 7%
$1,101,200
$1.1M
Cap Rate 9%
$856,489
$856.5K
Market Conditions
NOI Build-Up for 4,706 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
$117.5K $24.96/SF
− Vacancy
−$14.7K −$3.12/SF
EGI
$102.8K $21.84/SF
− OpEx
−$25.7K −$5.46/SF
NOI
$77.1K $16.38/SF
Area
York County, ME
Vacancy
12.50%
Lease Rate
$24.96 /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%
$1,541,680
Cap Rate 7%
$1,101,200
Cap Rate 9%
$856,489
Alternative Uses
Best Use
Office B
$1.10M
$963.6K – $1.28M
NOI $77,084 @ 7.0% cap · market cap 5.93%
Second Best
Retail
$816.4K
$714.4K – $952.5K
NOI $57,149 @ 7.0% cap · market cap 4.40%
Theoretical Best
Office A
$1.49M
$1.31M – $1.74M
NOI $104,424 @ 7.0% cap · market cap 8.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
92
Businesses Nearby
Explore this area
Business Placement
Demographics for 04090, ME
11,314
Population
9,590
Households
1.2
Avg Household Size
53
Median Age
38%
College-Educated
92%
High-School Grad
57.7 sq mi
ZIP Area
196
Density / Sq Mi
$83,900
Median Household Income
$47,928
Median Earnings
$1,313
Median Rent
$445,800
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Two-story freestanding building on a corner lot with on-site parking for about 20 vehicles and frontage on Post Road.
Where is this office building located?
The property is located at 2049 Post Road Wells Wells, ME.
What is the asking price?
The asking price for this property is $1,299,000.
What are key features of this property?
This property features: Freestanding two‑story commercial building on a corner lot along the Route 1 corridor in Wells; Approximately 148 ft of frontage on Post Road, with building area total of 4,706 SF; Flexible interior layout with soaring cathedral ceilings; suitable for retail, office, restaurant, showroom, wellness, or other service uses
