New Flex Space
For Sale
$374,545
11 Eastview Parkway #C, Saco, ME 04072
Newly built flex space within a multi-unit commercial building, positioned near Portland and downtown Biddeford.
Property Size1,774 SF
Days on Market540
Property Features for 11 Eastview Parkway #C
General Information
Standard status
Active
Size
1,774 SF
Property subtype
Commercial
Zoning
Park North Contract
Building Details
Building Size
1,774 SF
Year Built
2024
Listing Agency:
The Dunham Group
(207) 653-6904
Listed By:
Samuel Legeyt
(207) 653-6904
Source:
Startpoint
Added: Feb 18, 2025
Changed: Aug 4
Last Checked: Aug 11 at 1:30PM
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 The Dunham Group
Investment Insights
Based on property information with market context.
This flex space unit offers approximately 1,774 SF within a commercial building completed in 2024. The property is divided into six individual units, providing a multi-unit format for commercial occupancy. Unit C is identified at 11 Eastview Parkway in Saco, Maine, and carries Park North Contract zoning.
The property is approximately 15 minutes from Portland and 10 minutes from downtown Biddeford, connecting the site with two Southern Maine metropolitan areas. Build-to-suit lease and sale arrangements are available, subject to the offering terms.
The property is approximately 15 minutes from Portland and 10 minutes from downtown Biddeford, connecting the site with two Southern Maine metropolitan areas. Build-to-suit lease and sale arrangements are available, subject to the offering terms.
Key Highlights
- Approximately 1,774± SF industrial unit
- 2024 construction
- Six‑unit commercial building
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
$24,869
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
6.64%
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%
$497,380
$497.4K
Cap Rate 7%
$355,271
$355.3K
Cap Rate 9%
$276,322
$276.3K
Market Conditions
NOI Build-Up for 1,774 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
$39.0K $21.96/SF
− Vacancy
−$697 −$0.39/SF
EGI
$38.3K $21.57/SF
− OpEx
−$13.4K −$7.55/SF
NOI
$24.9K $14.02/SF
Area
York County, ME
Vacancy
1.79%
Lease Rate
$21.96 /SF/Yr
Expense Ratio
35.00%
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%
$497,380
Cap Rate 7%
$355,271
Cap Rate 9%
$276,322
Alternative Uses
Best Use
Flex RnD
$355.3K
$310.9K – $414.5K
NOI $24,869 @ 7.0% cap · market cap 6.64%
Second Best
Industrial
$261.3K
$228.7K – $304.9K
NOI $18,294 @ 7.0% cap · market cap 4.88%
Theoretical Best
Office A
$562.3K
$492.1K – $656.1K
NOI $39,364 @ 7.0% cap · market cap 10.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
107
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 04072, ME
20,381
Population
9,619
Households
2.1
Avg Household Size
43
Median Age
40%
College-Educated
96%
High-School Grad
38.6 sq mi
ZIP Area
528
Density / Sq Mi
$84,328
Median Household Income
$47,419
Median Earnings
$1,268
Median Rent
$370,300
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 - Newly built flex space within a multi-unit commercial building, positioned near Portland and downtown Biddeford.
Where is this flex space located?
The property is located at 11 Eastview Parkway #C Saco, ME.
What is the asking price?
The asking price for this property is $374,545.
What are key features of this property?
This property features: Approximately 1,774± SF industrial unit; 2024 construction; Six‑unit commercial building
