Flex Space with Three-Bay
New
For Sale
$745,000
1334 Minot Avenue, Auburn, ME 04210
General Business II zoning, paved parking, and multiple improvements support commercial, office, storage, or owner-occupied use.
Property Size4,316 SF
Lot Size3.26 Acres
Price / SF$172.61
Days on Market6
Property Features for 1334 Minot Avenue
General Information
Standard status
Active
Size
4,316 SF
Lot size
3.26 Acres
Property subtype
Commercial
Zoning
General Business II
Lease Term
[]
Additional Details
Road Access
Yes
Building Details
Year Built
1989
Buildings
3
Listing Agency:
Keller Williams Realty
Listed By:
Cathy Fifield
(207) 607-5965
Source:
Portsiderealestategroup
Added: Aug 26
Changed: Aug 31
Last Checked: Aug 31 at 8:28AM
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 Keller Williams Realty
Investment Insights
Based on property information with market context.
This flex-space property combines a 3,100-square-foot shop and retail area with a ranch-style home, three-bay garage, and separate barn. The improvements provide areas identified for commercial operations, office or residential use, storage, and workspace. The property was built in 1989 and includes paved parking for customers, employees, equipment, or inventory.
Set on 3.26 acres at 1334 Minot Avenue in Auburn, Maine, the site fronts a major road and has three curb cuts for access. General Business II zoning supports the property’s stated commercial positioning, while the combination of building types and open land offers multiple ways to organize business and storage functions.
Set on 3.26 acres at 1334 Minot Avenue in Auburn, Maine, the site fronts a major road and has three curb cuts for access. General Business II zoning supports the property’s stated commercial positioning, while the combination of building types and open land offers multiple ways to organize business and storage functions.
Key Highlights
- 3.26‑acre property at 1334 Minot Avenue, Auburn, ME 04210
- 3,100 SF shop and retail space
- General Business II zoning
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
$45,137
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
6.06%
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%
$902,740
$902.7K
Cap Rate 7%
$644,814
$644.8K
Cap Rate 9%
$501,522
$501.5K
Market Conditions
NOI Build-Up for 4,316 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
$77.7K $18.00/SF
− Vacancy
−$13.2K −$3.06/SF
EGI
$64.5K $14.94/SF
− OpEx
−$19.3K −$4.48/SF
NOI
$45.1K $10.46/SF
Area
Androscoggin County, ME
Vacancy
17.00%
Lease Rate
$18.00 /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%
$902,740
Cap Rate 7%
$644,814
Cap Rate 9%
$501,522
Alternative Uses
Best Use
Industrial
$6.31M
$5.52M – $7.36M
NOI $441,896 @ 7.0% cap · market cap 59.31%
Second Best
Retail
$644.8K
$564.2K – $752.3K
NOI $45,137 @ 7.0% cap · market cap 6.06%
Theoretical Best
Warehouse
$7.67M
$6.71M – $8.94M
NOI $536,588 @ 7.0% cap · market cap 72.03%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
49
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 04210, ME
24,061
Population
11,113
Households
2.2
Avg Household Size
42
Median Age
29%
College-Educated
92%
High-School Grad
59.3 sq mi
ZIP Area
406
Density / Sq Mi
$66,552
Median Household Income
$42,624
Median Earnings
$983
Median Rent
$254,600
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.
Frequently Asked Questions
What type of property is this?
Flex space - General Business II zoning, paved parking, and multiple improvements support commercial, office, storage, or owner-occupied use.
Where is this flex space located?
The property is located at 1334 Minot Avenue Auburn, ME.
What is the asking price?
The asking price for this property is $745,000.
What are key features of this property?
This property features: 3.26‑acre property at 1334 Minot Avenue, Auburn, ME 04210; 3,100 SF shop and retail space; General Business II zoning
