Building Details

Building Size 10,336 SF

Year Built 2022

Stories 1

Listing Agency: NextHome Experience l***@gmail.com Show Phone

Listed By: Lisa Caron · License #BR924778,PersonLicenseNumber Show Phone

Source: Startpoint

Added: Feb 16 Changed: Aug 5 Last Checked: Aug 6 at 1:51PM

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Investment Insights

Based on property information with market context.

This grocery and convenience store property was built in 2022 and carries commercial zoning. The asset is located at 1478 Maine Street in Poland, Maine 04274.

Key Highlights

• Grocery and convenience store property
• Built in 2022
• Commercial 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

$108,094

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

6.36%

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%

$2,161,880 $2.2M

Cap Rate 7%

$1,544,200 $1.5M

Cap Rate 9%

$1,201,044 $1.2M

Market Conditions

NOI Build-Up for 10,336 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

$186.0K $18.00/SF

− Vacancy

−$31.6K −$3.06/SF

EGI

$154.4K $14.94/SF

− OpEx

−$46.3K −$4.48/SF

NOI

$108.1K $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%

$2,161,880

Cap Rate 7%

$1,544,200

Cap Rate 9%

$1,201,044

Alternative Uses

Best Use

Retail

$1.54M

$1.35M – $1.80M (±1% cap)

NOI $108,094 @ 7.0% cap · market cap 6.36%

Second Best

Specialty Retail

$1.19M

$1.04M – $1.39M (±1% cap)

NOI $83,387 @ 7.0% cap · market cap 4.91%

Theoretical Best

Warehouse

$18.36M

$16.06M – $21.42M (±1% cap)

NOI $1,285,026 @ 7.0% cap · market cap 75.59%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Current Use

Dollar General Discount Store Western Union Bank

Suggested Use

Top Pick HVAC Service Auto Parts Store Garden Center Grocery & Convenience Store Kitchen & Bath Showroom Auto Repair Shop

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

38

Businesses Nearby

11k

Monthly Visits Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Foot Traffic Nearby

Shops & Services 61% Dining 39%

Shell Shops & Services

6,923 visits/mo 0.1 miles

Dunkin' Donuts Dining

4,350 visits/mo 0.1 miles

Demographics for 04274, ME

5,906

Population

2,794

Households

2.1

Avg Household Size

45

Median Age

29%

College-Educated

98%

High-School Grad

42.2 sq mi

ZIP Area

140

Density / Sq Mi

$94,625

Median Household Income

$50,040

Median Earnings

$1,149

Median Rent

$280,300

Median Home Value

Market

Vacancy Rate% for Retail in Northeast region

6% 2019

7.1% 2020

6.5% 2021

6% 2022

5.7% 2023

5.6% 2024

6% 2025

Questions? Ask Rey

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What type of property is this? Where is this grocery and convenience stores located? What is the asking price? Find similar properties ... What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Grocery and convenience store - Commercially zoned property suited to grocery and convenience retail use.

Where is this grocery and convenience store located?

The property is located at 1478 Maine Street Poland, ME.

What is the asking price?

The asking price for this property is $1,700,000.

What are key features of this property?

This property features: Grocery and convenience store property; Built in 2022; Commercial zoning