Four-Bay Auto Shop with Paint
For Sale
$299,000
857 N Main Street, Brewer, ME 04412
Freestanding automotive property with a vehicle lift, dedicated paint room, office, and attached garage expansion.
Property Size3,283 SF
Lot Size1.41 Acres
Price / SF$93.44
Days on Market1264
Property Features for 857 N Main Street
General Information
Standard status
Active
Size
3,283 SF
Lot size
1.41 Acres
Property subtype
Commercial
Zoning
CB
Additional Details
Road Access
Yes
Service Bays
4
Taxes and HOA fees
Annual Taxes
$2,856
Amenities
paint room
office
high ceilings
Building Details
Building Size
3,283 SF
Year Built
1950
Buildings
1
Stories
3
Listing Agency:
ERA Dawson-Bradford Co.
(207) 947-3363
Listed By:
Adrian Nadeau
(207) 947-3363
Source:
Startpoint
Added: Mar 7, 2023
Changed: Aug 21
Last Checked: Aug 21 at 1:34PM
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 ERA Dawson-Bradford Co.
Investment Insights
Based on property information with market context.
This freestanding auto shop provides over 3,200 square feet across four connected garage bays with high ceilings. The building includes a vehicle lift, dedicated paint room, entry office, and an attached expansion that added two bays to the original garage. Parking accommodates more than 20 vehicles, supporting automotive operations and customer access. Built in 1950, the property is zoned CB and sits on 1.41 acres.
Positioned at 857 N Main Street in Brewer, Maine, the building fronts a high-traffic main road with close road access. Its configuration combines service areas, office space, specialized shop improvements, and outdoor parking in a single automotive-oriented property.
Positioned at 857 N Main Street in Brewer, Maine, the building fronts a high-traffic main road with close road access. Its configuration combines service areas, office space, specialized shop improvements, and outdoor parking in a single automotive-oriented property.
Key Highlights
- Over 3200 square feet on 1.41 acres
- Four garage bays with high ceilings
- Vehicle lift and dedicated paint room
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
$26,772
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
8.95%
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%
$535,440
$535.4K
Cap Rate 7%
$382,457
$382.5K
Cap Rate 9%
$297,467
$297.5K
Market Conditions
NOI Build-Up for 3,200 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
$46.1K $14.40/SF
− Vacancy
−$7.8K −$2.45/SF
EGI
$38.2K $11.95/SF
− OpEx
−$11.5K −$3.59/SF
NOI
$26.8K $8.37/SF
Area
Penobscot County, ME
Vacancy
17.00%
Lease Rate
$14.40 /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%
$535,440
Cap Rate 7%
$382,457
Cap Rate 9%
$297,467
Alternative Uses
Best Use
Flex RnD
$394.2K
$345.0K – $460.0K
NOI $27,597 @ 7.0% cap · market cap 9.23%
Second Best
Retail
$382.5K
$334.7K – $446.2K
NOI $26,772 @ 7.0% cap · market cap 8.95%
Theoretical Best
Office A
$1.03M
$904.3K – $1.21M
NOI $72,346 @ 7.0% cap · market cap 24.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Service bays
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
110
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 04412, ME
9,672
Population
4,565
Households
2.1
Avg Household Size
43
Median Age
31%
College-Educated
95%
High-School Grad
15.2 sq mi
ZIP Area
636
Density / Sq Mi
$51,490
Median Household Income
$35,700
Median Earnings
$984
Median Rent
$218,100
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.
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Frequently Asked Questions
What type of property is this?
Auto shop - Freestanding automotive property with a vehicle lift, dedicated paint room, office, and attached garage expansion.
Where is this auto shop located?
The property is located at 857 N Main Street Brewer, ME.
What is the asking price?
The asking price for this property is $299,000.
What are key features of this property?
This property features: Over 3200 square feet on 1.41 acres; Four garage bays with high ceilings; Vehicle lift and dedicated paint room
