Mixed-Use Property with Bar
For Sale
$1,399,000
1574 Post Rd, Wells, ME 04090
Two commercial suites and an upper-level residential unit combine business and lodging uses in one flexible property.
Property Size4,800 SF
Price / SF$291.46
Days on Market22
Property Features for 1574 Post Rd
General Information
Standard status
Active
Size
4,800 SF
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Office Units
1
Amenities
forced air heating
dual entrances
handicap ramp
Building Details
Year Built
1976
Owner Occupied
Yes
Listing Agency:
McKechnie Commercial Realty
Listed By:
Suzanne McKechnie
Source:
603luxury
Added: Aug 8
Changed: Aug 28
Last Checked: Aug 29 at 12:04PM
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 McKechnie Commercial Realty
Investment Insights
Based on property information with market context.
This 4,800 SF mixed-use property, built in 1976, combines commercial and residential components across two levels. The first floor contains two commercial units: an approximately 900–1,000 SF office and lounge area and a 2,300 SF bar and lounge. The second floor provides a 1,600 SF residential unit currently used for short-term and seasonal rental purposes.
Located at the intersection of Route 109 and US Rt 1 in the General Business District, the property offers access to the turnpike, beaches, shops, services, and restaurants. Building features include forced-air heating, dual entrances, a handicap ramp, and ample parking. The first-floor commercial spaces are occupied by the owner's businesses and are expected to be vacated upon sale, providing a clear transition point for a new owner.
Located at the intersection of Route 109 and US Rt 1 in the General Business District, the property offers access to the turnpike, beaches, shops, services, and restaurants. Building features include forced-air heating, dual entrances, a handicap ramp, and ample parking. The first-floor commercial spaces are occupied by the owner's businesses and are expected to be vacated upon sale, providing a clear transition point for a new owner.
Key Highlights
- 4,800 SF mixed‑use property built in 1976
- Two first‑floor commercial units measuring approximately 900–1,000 SF and 2,300 SF
- 1,600 SF second‑floor residential unit used for Airbnb and winter rental
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
$78,624
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
5.62%
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%
$1,572,480
$1.6M
Cap Rate 7%
$1,123,200
$1.1M
Cap Rate 9%
$873,600
$873.6K
Market Conditions
NOI Build-Up for 4,800 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
$119.8K $24.96/SF
− Vacancy
−$15.0K −$3.12/SF
EGI
$104.8K $21.84/SF
− OpEx
−$26.2K −$5.46/SF
NOI
$78.6K $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%
$1,572,480
Cap Rate 7%
$1,123,200
Cap Rate 9%
$873,600
Alternative Uses
Best Use
Office B
$1.12M
$982.8K – $1.31M
NOI $78,624 @ 7.0% cap · market cap 5.62%
Second Best
Apartment 5plus
$1.06M
$927.3K – $1.24M
NOI $74,181 @ 7.0% cap · market cap 5.30%
Theoretical Best
Office A
$1.52M
$1.33M – $1.78M
NOI $106,510 @ 7.0% cap · market cap 7.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Office units
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
294
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 - Two commercial suites and an upper-level residential unit combine business and lodging uses in one flexible property.
Where is this mixed-use property located?
The property is located at 1574 Post Rd Wells, ME.
What is the asking price?
The asking price for this property is $1,399,000.
What are key features of this property?
This property features: 4,800 SF mixed‑use property built in 1976; Two first‑floor commercial units measuring approximately 900–1,000 SF and 2,300 SF; 1,600 SF second‑floor residential unit used for Airbnb and winter rental
