Mixed-Use Building with
For Sale
$795,000
727 Maine Avenue, Farmingdale, ME 04344
Commercially zoned building combines business space with attached apartments at the rear.
Property Size4,336 SF
Days on Market1180
Property Features for 727 Maine Avenue
General Information
Standard status
Active
Size
4,336 SF
Property subtype
Commercial
Zoning
Commercial
Taxes and HOA fees
Annual Taxes
$6,685
Amenities
separate monitor heaters in each space
Building Details
Building Size
4,336 SF
Year Built
2013
Listing Agency:
Coldwell Banker Plourde Real Estate
(207) 861-2462
Listed By:
Donald Plourde
(207) 861-2462
Source:
Startpoint
Added: May 31, 2023
Changed: Aug 21
Last Checked: Aug 22 at 1:44PM
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 Coldwell Banker Plourde Real Estate
Investment Insights
Based on property information with market context.
This mixed-use property was built in 2013 and includes commercial space with attached apartments located behind the business area. Separate monitor heaters serve each space, providing individual heating for the building’s distinct areas.
The property is located at 727 Maine Avenue in Farmingdale, Maine, and carries Commercial zoning. Its combination of commercial and residential components creates a single property with both business and apartment space.
The property is located at 727 Maine Avenue in Farmingdale, Maine, and carries Commercial zoning. Its combination of commercial and residential components creates a single property with both business and apartment space.
Key Highlights
- Mixed‑use property with attached apartments at the rear
- Commercial zoning
- Built in 2013
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
$44,731
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
5.63%
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%
$894,620
$894.6K
Cap Rate 7%
$639,014
$639.0K
Cap Rate 9%
$497,011
$497.0K
Market Conditions
NOI Build-Up for 4,336 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
$78.0K $18.00/SF
− Vacancy
−$6.5K −$1.49/SF
EGI
$71.6K $16.51/SF
− OpEx
−$26.8K −$6.19/SF
NOI
$44.7K $10.32/SF
Area
Kennebec County, ME
Vacancy
8.30%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
37.50%
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%
$894,620
Cap Rate 7%
$639,014
Cap Rate 9%
$497,011
Alternative Uses
Best Use
Mixed Use
$639.0K
$559.1K – $745.5K
NOI $44,731 @ 7.0% cap · market cap 5.63%
Second Best
Retail
$598.2K
$523.4K – $697.9K
NOI $41,871 @ 7.0% cap · market cap 5.27%
Theoretical Best
Warehouse
$6.47M
$5.66M – $7.55M
NOI $452,822 @ 7.0% cap · market cap 56.96%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
110
Businesses Nearby
8k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 100%
Dunkin' Donuts
Dining
8,017 visits/mo
0.2 miles
Demographics for 04344, ME
2,995
Population
1,481
Households
2
Avg Household Size
44
Median Age
40%
College-Educated
95%
High-School Grad
11.2 sq mi
ZIP Area
267
Density / Sq Mi
$60,000
Median Household Income
$34,688
Median Earnings
$928
Median Rent
$205,700
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Commercially zoned building combines business space with attached apartments at the rear.
Where is this mixed-use property located?
The property is located at 727 Maine Avenue Farmingdale, ME.
What is the asking price?
The asking price for this property is $795,000.
What are key features of this property?
This property features: Mixed‑use property with attached apartments at the rear; Commercial zoning; Built in 2013
