Established Conventional
For Sale
$299,000
2 Founders Street, Patten, ME 04765
Commercial Sale, Patten, ME
Property Size1,956 SF
Lot Size0.11 Acres
Price / SF$152.86
Days on Market73
Property Features for 2 Founders Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Commercial
Parking features
On Street
Interior features
Storage
Lot features
Downtown, Business District, Near Shopping
Standard status
Active
Size
1,956 SF
Lot size
0.11 Acres
Taxes and HOA fees
Tax Year
2025
Utilities
Sewer type
Public Sewer
Heating system
Oil, Forced Air
Water source
Public
Building Details
Year built
1968
Flooring type
Vinyl, Tile
Building materials
Vinyl Siding
Roof type
Metal
Additional Structures
Storage
Listing Agency:
Realty of Maine
(207) 942-6310
Listed By:
Sheldon Anderson
(207) 267-0656
Added: Jul 9
Changed: Sep 12
Last Checked: Sep 19 at 9:06PM
MLS# 1651188
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 conventional restaurant at 2 Founders Street in Patten occupies a 1,956-square-foot building on 0.11 acres. Built in 1968, the property has vinyl siding, tile and vinyl flooring, forced-air oil heat, storage space, a metal roof, and on-street parking. Public water and public sewer serve the property.
The business sits near the Aroostook Scenic Highway and is accessible from local ATV and snowmobile trails. Patten also serves travelers heading toward Baxter State Park and the Katahdin Woods and Waters National Monument, along with hunters and freshwater fishermen visiting the surrounding region. The restaurant has operated in the community for over 30 years and is offered as an established food-service property.
The business sits near the Aroostook Scenic Highway and is accessible from local ATV and snowmobile trails. Patten also serves travelers heading toward Baxter State Park and the Katahdin Woods and Waters National Monument, along with hunters and freshwater fishermen visiting the surrounding region. The restaurant has operated in the community for over 30 years and is offered as an established food-service property.
Key Highlights
- 1,956‑square‑foot restaurant building on 0.11 acres
- Operating history of over 30 years
- Located near the Aroostook Scenic Highway in Patten
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
$26,646
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
8.91%
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%
$532,920
$532.9K
Cap Rate 7%
$380,657
$380.7K
Cap Rate 9%
$296,067
$296.1K
Market Conditions
NOI Build-Up for 1,956 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
$37.1K $18.96/SF
− Vacancy
−$1.6K −$0.80/SF
EGI
$35.5K $18.16/SF
− OpEx
−$8.9K −$4.54/SF
NOI
$26.6K $13.62/SF
Area
Penobscot County, ME
Vacancy
4.20%
Lease Rate
$18.96 /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%
$532,920
Cap Rate 7%
$380,657
Cap Rate 9%
$296,067
Alternative Uses
Best Use
Specialty Retail
$380.7K
$333.1K – $444.1K
NOI $26,646 @ 7.0% cap · market cap 8.91%
Second Best
Retail
$233.8K
$204.6K – $272.8K
NOI $16,365 @ 7.0% cap · market cap 5.47%
Theoretical Best
Office A
$631.7K
$552.8K – $737.0K
NOI $44,221 @ 7.0% cap · market cap 14.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
85
Businesses Nearby
475
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Napa Auto Parts
Shops & Services
475 visits/mo
0.1 miles
Demographics for 04765, ME
1,122
Population
1,073
Households
1
Avg Household Size
52
Median Age
25%
College-Educated
90%
High-School Grad
750.6 sq mi
ZIP Area
1
Density / Sq Mi
$47,269
Median Household Income
$33,631
Median Earnings
$347
Median Rent
$120,400
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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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 - Community restaurant with storage, public utilities, and access to regional outdoor recreation routes.
Where is this conventional restaurant located?
The property is located at 2 Founders Street Patten, ME.
What is the asking price?
The asking price for this property is $299,000.
What are key features of this property?
This property features: 1,956‑square‑foot restaurant building on 0.11 acres; Operating history of over 30 years; Located near the Aroostook Scenic Highway in Patten
