Restaurant Building with Waterfront
For Sale
$2,200,000
1335 US-1, Yarmouth, ME 04096
COMMERCIAL - Yarmouth, ME
Property Size6,886 SF
Lot Size1.02 Acres
Price / SF$319.49
Days on Market49
Property Features for 1335 US-1
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
GD
Standard status
Active
Size
6,886 SF
Lot size
1.02 Acres
Amenities
updated dock and float
Listing Agency:
F.O. Bailey Real Estate
(207) 781-1111
Listed By:
Thomas Gadbois · License #BA918504
(207) 409-8339
Added: Jun 30
Changed: Aug 4
Last Checked: Aug 17 at 12:06AM
MLS# 1669588
Copyright © 2026 Maine Listings. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This iconic waterfront restaurant building was formerly home to the Muddy Rudder Restaurant and is well suited for restaurant, retail, office, hospitality, or mixed-use concepts. The property includes a 6,886± square foot building on a 1.02-acre lot, with direct water frontage on the Cousins River. An updated dock and float provides convenient access for boaters arriving by water.
The location is designed for visibility and accessibility, with approximately 310 feet of road frontage along with an impressive daily traffic count of approximately 20,000 vehicles. The property is positioned for outstanding exposure from both Interstate 295 and U.S. Route 1.
Ownership has completed extensive exterior improvements, including painting, shingle and rot repairs, landscaping enhancements, and necessary structural upgrades. Zoning is GD, offering flexibility for a new owner or tenant to put their plan into action at a high-profile waterfront address in Yarmouth.
The location is designed for visibility and accessibility, with approximately 310 feet of road frontage along with an impressive daily traffic count of approximately 20,000 vehicles. The property is positioned for outstanding exposure from both Interstate 295 and U.S. Route 1.
Ownership has completed extensive exterior improvements, including painting, shingle and rot repairs, landscaping enhancements, and necessary structural upgrades. Zoning is GD, offering flexibility for a new owner or tenant to put their plan into action at a high-profile waterfront address in Yarmouth.
Key Highlights
- 6,886± SF waterfront building on a 1.02‑acre lot
- Direct Cousins River water frontage with updated dock and float
- Approximately 310 feet of road frontage
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
$77,158
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
3.51%
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%
$1,543,160
$1.5M
Cap Rate 7%
$1,102,257
$1.1M
Cap Rate 9%
$857,311
$857.3K
Market Conditions
NOI Build-Up for 6,886 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
$123.9K $18.00/SF
− Vacancy
−$21.1K −$3.06/SF
EGI
$102.9K $14.94/SF
− OpEx
−$25.7K −$3.74/SF
NOI
$77.2K $11.21/SF
Area
Cumberland County, ME
Vacancy
17.00%
Lease Rate
$18.00 /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%
$1,543,160
Cap Rate 7%
$1,102,257
Cap Rate 9%
$857,311
Alternative Uses
Best Use
Specialty Retail
$1.10M
$964.5K – $1.29M
NOI $77,158 @ 7.0% cap · market cap 3.51%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.89M
$1.66M – $2.21M
NOI $132,484 @ 7.0% cap · market cap 6.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
20,000 VPD
Traffic count
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
64
Businesses Nearby
3k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 85%
Hotels & Casinos 15%
Casco Bay Ford
Shops & Services
2,609 visits/mo
0.2 miles
Best Western Freeport Inn
Hotels & Casinos
462 visits/mo
0.3 miles
Demographics for 04096, ME
8,990
Population
3,625
Households
2.5
Avg Household Size
45
Median Age
69%
College-Educated
99%
High-School Grad
13.4 sq mi
ZIP Area
671
Density / Sq Mi
$107,911
Median Household Income
$50,848
Median Earnings
$1,709
Median Rent
$572,700
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?
Conventional restaurant - Iconic waterfront restaurant building with an updated dock and float on the Cousins River.
Where is this conventional restaurant located?
The property is located at 1335 US-1 Yarmouth, ME.
What is the asking price?
The asking price for this property is $2,200,000.
What are key features of this property?
This property features: 6,886± SF waterfront building on a 1.02‑acre lot; Direct Cousins River water frontage with updated dock and float; Approximately 310 feet of road frontage
