Historic Mixed-Use
For Sale
$795,000
1830 Post Road, Wells, ME 04090
Residential and commercial components share a building with separate parking and pedestrian access.
Property Size3,602 SF
Price / SF$220.71
Days on Market129
Property Features for 1830 Post Road
General Information
Standard status
Active
Size
3,602 SF
Property subtype
Multi-family
Lease Term
[]
Units
Unit Mix
1 x studio/2BA with loft
Multifamily Units
1
Amenities
tin ceilings
maple floors
marsh views
working fireplace
private patio
cathedral ceilings with original wooden beams and knee braces
Building Details
Year Built
1820
Construction
Colonial
Listing Agency:
Portside Real Estate Group
(207) 329-6729
Listed By:
Karen Thompson
(207) 329-6729
Source:
Portsiderealestategroup
Added: Apr 24
Changed: Aug 29
Last Checked: Aug 29 at 4:43PM
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 Portside Real Estate Group
Investment Insights
Based on property information with market context.
Built in 1820, this 3,602-square-foot Colonial building accommodates both residential and commercial use. Interior details include tin ceilings, maple floors, original wood beams, knee braces, abundant natural light, marsh views, and a working fireplace. Modern heat pumps provide heating and cooling, while a private patio and separate paved parking serve the property.
The building fronts Route 1 with clear sight lines, traffic exposure, and access to a pedestrian sidewalk. Its upper level features cathedral ceilings, and the rear includes a renovated studio apartment with a private entrance and deck. The apartment contains an updated kitchen and dining area, one bedroom, two full bathrooms, and a loft. The layout supports owner occupancy, residential income, commercial use, or a combined operation.
The building fronts Route 1 with clear sight lines, traffic exposure, and access to a pedestrian sidewalk. Its upper level features cathedral ceilings, and the rear includes a renovated studio apartment with a private entrance and deck. The apartment contains an updated kitchen and dining area, one bedroom, two full bathrooms, and a loft. The layout supports owner occupancy, residential income, commercial use, or a combined operation.
Key Highlights
- 3,602‑square‑foot Colonial building constructed in 1820
- Mixed‑use configuration supporting residential and commercial occupancy
- Route 1 frontage with traffic exposure, clear sight lines, and sidewalk access
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
$55,666
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
7.00%
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%
$1,113,320
$1.1M
Cap Rate 7%
$795,229
$795.2K
Cap Rate 9%
$618,511
$618.5K
Market Conditions
NOI Build-Up for 3,602 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
$106.8K $29.64/SF
− Vacancy
−$5.6K −$1.54/SF
EGI
$101.2K $28.10/SF
− OpEx
−$45.5K −$12.64/SF
NOI
$55.7K $15.45/SF
Area
York County, ME
Vacancy
5.20%
Lease Rate
$29.64 /SF/Yr
Expense Ratio
45.00%
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%
$1,113,320
Cap Rate 7%
$795,229
Cap Rate 9%
$618,511
Alternative Uses
Best Use
Apartment 5plus
$795.2K
$695.8K – $927.8K
NOI $55,666 @ 7.0% cap · market cap 7.00%
Second Best
Mixed Use
$639.1K
$559.2K – $745.6K
NOI $44,737 @ 7.0% cap · market cap 5.63%
Theoretical Best
Office A
$1.14M
$999.1K – $1.33M
NOI $79,927 @ 7.0% cap · market cap 10.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
202
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
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Residential and commercial components share a building with separate parking and pedestrian access.
Where is this mixed-use property located?
The property is located at 1830 Post Road Wells, ME.
What is the asking price?
The asking price for this property is $795,000.
What are key features of this property?
This property features: 3,602‑square‑foot Colonial building constructed in 1820; Mixed‑use configuration supporting residential and commercial occupancy; Route 1 frontage with traffic exposure, clear sight lines, and sidewalk access
