Hospitality and Retreat
For Sale
Contact for pricing
1420 N High St, Bridgton, ME 04009
Large 15,000 SF property designed for long-term durability with existing septic capacity and expansion potential.
Property Size15,000 SF
Price / SF$98
Days on Market132
Property Features for 1420 N High St
General Information
Standard status
Active
Size
15,000 SF
Property subtype
HOSPITALITY
Zoning
Mixed Use Corridor
Listing Agency:
Greene & Shaw Real Estate
Listed By:
Joseph A Shaw
(207) 939-8508
Source:
Moodyscre
Added: May 4
Changed: Sep 7
Last Checked: Sep 12 at 5:20AM
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 Greene & Shaw Real Estate
Investment Insights
Based on property information with market context.
This 15,000 SF hospitality and specialty-use property was originally conceived as a substantial private family compound and was built for long-term durability. The offering is positioned for adaptive use, including options such as a boutique resort, retreat center, lodging concept, destination property, or continued residential compound, subject to required approvals. A 6-bedroom septic system is currently in place, and the property was previously approved for an additional 10-bedroom septic system, supporting meaningful expansion potential.
The property is located in Bridgton’s Mixed Use Corridor, with access to four-season recreation and regional tourism traffic, including skiing, hiking, lakes, dining, and shopping. It is described as being just minutes from Pleasant Mountain and approximately 30 minutes to North Conway, NH.
The property is located in Bridgton’s Mixed Use Corridor, with access to four-season recreation and regional tourism traffic, including skiing, hiking, lakes, dining, and shopping. It is described as being just minutes from Pleasant Mountain and approximately 30 minutes to North Conway, NH.
Key Highlights
- 15,000 SF property designed for long‑term durability, originally planned as a private family compound
- 6‑bedroom septic system currently in place, with prior approval for an additional 10‑bedroom septic system
- Adaptive‑use potential for a boutique resort, retreat center, lodging concept, or destination/residential compound (subject to required approvals)
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
$109,013
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
7.42%
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%
$2,180,260
$2.2M
Cap Rate 7%
$1,557,329
$1.6M
Cap Rate 9%
$1,211,256
$1.2M
Market Conditions
NOI Build-Up for 15,000 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
$270.0K $18.00/SF
− Vacancy
−$40.5K −$2.70/SF
EGI
$229.5K $15.30/SF
− OpEx
−$120.5K −$8.03/SF
NOI
$109.0K $7.27/SF
Area
Cumberland County, ME
Vacancy
15.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
52.50%
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%
$2,180,260
Cap Rate 7%
$1,557,329
Cap Rate 9%
$1,211,256
Alternative Uses
Best Use
Hotel Hospitality
$1.56M
$1.36M – $1.82M
NOI $109,013 @ 7.0% cap · market cap 7.42%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$4.12M
$3.61M – $4.81M
NOI $288,593 @ 7.0% cap · market cap 19.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
6
Businesses Nearby
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Business Placement
Demographics for 04009, ME
5,298
Population
4,580
Households
1.2
Avg Household Size
51
Median Age
32%
College-Educated
93%
High-School Grad
56.5 sq mi
ZIP Area
94
Density / Sq Mi
$86,386
Median Household Income
$48,737
Median Earnings
$1,196
Median Rent
$286,600
Median Home Value
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Frequently Asked Questions
What type of property is this?
Resort - Large 15,000 SF property designed for long-term durability with existing septic capacity and expansion potential.
Where is this resort located?
The property is located at 1420 N High St Bridgton, ME.
What is the asking price?
The asking price for this property is $1,470,000.
What are key features of this property?
This property features: 15,000 SF property designed for long‑term durability, originally planned as a private family compound; 6‑bedroom septic system currently in place, with prior approval for an additional 10‑bedroom septic system; Adaptive‑use potential for a boutique resort, retreat center, lodging concept, or destination/residential compound (subject to required approvals)
