Mixed-Use Center with Event
For Sale
$3,499,000
2178 Post Road, Wells, ME 04090
GB-zoned property combines commercial spaces, a courtyard, and a residential apartment.
Property Size13,444 SF
Days on Market1917
Property Features for 2178 Post Road
General Information
Standard status
Active
Size
13,444 SF
Elevators
Yes
Property subtype
Commercial
Zoning
GB
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Floor
2
Taxes and HOA fees
Annual Taxes
$17,475
Amenities
garden courtyard
gas firepit
Building Details
Building Size
13,444 SF
Year Built
2015
Stories
3
Listing Agency:
Roxane Cole Commercial Real Estate LLC
(207) 653-6702
Listed By:
Roxane Cole · License #DB110981
(207) 653-6702
Source:
Startpoint
Added: May 24, 2021
Changed: Aug 19
Last Checked: Aug 22 at 12:57PM
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 Roxane Cole Commercial Real Estate LLC
Investment Insights
Based on property information with market context.
Post House Commons is a 2015 mixed-use property on Post Road, with commercial space, a residential apartment, and shared outdoor amenities. The principal improvement includes a 4,548+/- square foot barn approved for event center and restaurant use. Its interior features a vaulted ceiling, oversized windows, floor drains, and finished materials throughout. Elevator access serves the commercial areas from the parking lot entrance.
The property is organized around a stone garden courtyard with established plantings, granite benches, and a gas firepit. A second-floor office area overlooks the courtyard, while the third floor contains a one-bedroom apartment with a two-car garage. The site is located on Post Road, identified in the source information as US Route 1, in Wells, Maine.
The property is organized around a stone garden courtyard with established plantings, granite benches, and a gas firepit. A second-floor office area overlooks the courtyard, while the third floor contains a one-bedroom apartment with a two-car garage. The site is located on Post Road, identified in the source information as US Route 1, in Wells, Maine.
Key Highlights
- 4,548+/- square foot barn approved for Event Center and Restaurant use
- Vaulted ceiling, oversized windows, floor drains, and finished interior materials
- 2015 construction with commercial and residential components
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
$220,213
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
6.29%
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%
$4,404,260
$4.4M
Cap Rate 7%
$3,145,900
$3.1M
Cap Rate 9%
$2,446,811
$2.4M
Market Conditions
NOI Build-Up for 13,444 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
$335.6K $24.96/SF
− Vacancy
−$41.9K −$3.12/SF
EGI
$293.6K $21.84/SF
− OpEx
−$73.4K −$5.46/SF
NOI
$220.2K $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%
$4,404,260
Cap Rate 7%
$3,145,900
Cap Rate 9%
$2,446,811
Alternative Uses
Best Use
Office B
$3.15M
$2.75M – $3.67M
NOI $220,213 @ 7.0% cap · market cap 6.29%
Second Best
Mixed Use
$2.39M
$2.09M – $2.78M
NOI $166,974 @ 7.0% cap · market cap 4.77%
Theoretical Best
Office A
$4.26M
$3.73M – $4.97M
NOI $298,318 @ 7.0% cap · market cap 8.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
79
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?
Mixed-use property - GB-zoned property combines commercial spaces, a courtyard, and a residential apartment.
Where is this mixed-use property located?
The property is located at 2178 Post Road Wells, ME.
What is the asking price?
The asking price for this property is $3,499,000.
What are key features of this property?
This property features: 4,548+/- square foot barn approved for Event Center and Restaurant use; Vaulted ceiling, oversized windows, floor drains, and finished interior materials; 2015 construction with commercial and residential components
