Office Building with Development
New
For Sale
$475,000
130 Windsor Rd, China, ME 04358
Flexible office property with private workrooms, reception space, conference facilities, parking, and an internal roughed-in road.
Property Size1,404 SF
Price / SF$338.32
Days on Market2
Property Features for 130 Windsor Rd
General Information
Standard status
Active
Size
1,404 SF
Additional Details
Land Use
commercial
Building Details
Year Built
1860
Buildings
1
Listing Agency:
Sprague & Curtis Real Estate
Listed By:
Tyler Gaudet
(207) 623-1123
Source:
Aroostookrealestate
Added: Sep 5
Last Checked: Sep 5 at 3:37PM
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 Sprague & Curtis Real Estate
Investment Insights
Based on property information with market context.
This office property includes 1,404 square feet arranged with four private offices, a reception area, and a conference room. Exterior improvements include vinyl siding and a metal roof, while a large parking area serves employees, clients, and visitors. Built in 1860, the building offers a compact professional layout with adaptable commercial functionality.
A roughed-in road extends into the acreage, providing access to additional property areas for future development or expansion subject to local approvals. The building may also be converted to residential use by adding a kitchen and shower, supporting flexible office, owner-occupant, or live-work applications. The sale includes Map 17 Lot 13 and part of Lot 12, with approximately 2.5 acres excluded.
A roughed-in road extends into the acreage, providing access to additional property areas for future development or expansion subject to local approvals. The building may also be converted to residential use by adding a kitchen and shower, supporting flexible office, owner-occupant, or live-work applications. The sale includes Map 17 Lot 13 and part of Lot 12, with approximately 2.5 acres excluded.
Key Highlights
- 1,404 SF office building with four private offices
- Reception area and spacious conference room
- Vinyl siding and low‑maintenance metal roof
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
$19,847
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
4.18%
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%
$396,940
$396.9K
Cap Rate 7%
$283,529
$283.5K
Cap Rate 9%
$220,522
$220.5K
Market Conditions
NOI Build-Up for 1,404 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
$30.3K $21.60/SF
− Vacancy
−$3.9K −$2.75/SF
EGI
$26.5K $18.85/SF
− OpEx
−$6.6K −$4.71/SF
NOI
$19.8K $14.14/SF
Area
Kennebec County, ME
Vacancy
12.74%
Lease Rate
$21.60 /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%
$396,940
Cap Rate 7%
$283,529
Cap Rate 9%
$220,522
Alternative Uses
Best Use
Office B
$283.5K
$248.1K – $330.8K
NOI $19,847 @ 7.0% cap · market cap 4.18%
Second Best
—
—
no second resolved use
Theoretical Best
Warehouse
$2.09M
$1.83M – $2.44M
NOI $146,624 @ 7.0% cap · market cap 30.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
24
Businesses Nearby
Explore this area
Business Placement
Demographics for 04358, ME
4,373
Population
2,461
Households
1.8
Avg Household Size
46
Median Age
35%
College-Educated
96%
High-School Grad
49.8 sq mi
ZIP Area
88
Density / Sq Mi
$93,825
Median Household Income
$48,548
Median Earnings
$1,000
Median Rent
$234,300
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 - Flexible office property with private workrooms, reception space, conference facilities, parking, and an internal roughed-in road.
Where is this office building located?
The property is located at 130 Windsor Rd China, ME.
What is the asking price?
The asking price for this property is $475,000.
What are key features of this property?
This property features: 1,404 SF office building with four private offices; Reception area and spacious conference room; Vinyl siding and low‑maintenance metal roof
