Two-Story Retail
For Sale
$1,299,000
2049 Post Road, Wells, ME 04090
COMMERCIAL - Wells, ME
Property Size4,310 SF
Lot Size0.50 Acres
Price / SF$301.39
Days on Market36
Property Features for 2049 Post Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Com
Lot features
Near Turnpike/ Interstate, Business District, Near Shopping
Standard status
Active
Size
4,310 SF
Lot size
0.50 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
3605
Utilities
Sewer type
Public Sewer
Heating system
Propane (Heating), Natural Gas
Cooling system
Window Unit(s), Wall Unit(s)
Water source
Public
Building Details
Year built
1978
Flooring type
Concrete, Wood
Building materials
Wood Frame, Wood Siding
Roof type
Fiberglass
Listing Agency:
EXP Realty
(888) 439-8743
Listed By:
Kimberly Haesler
(248) 930-1333
Added: Jul 8
Changed: Aug 4
Last Checked: Aug 12 at 10:06AM
MLS# 1654223
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.
Two-story commercial retail building totaling 4,310± SF on a 0.21± acre lot. The structure features wood frame and wood siding construction with a distinctive post-and-beam design and soaring cathedral ceilings, supported by concrete and wood flooring. Heating includes natural gas and propane, with window and wall unit cooling. The property is served by public water and public sewer, with a fiberglass roof and on-site parking.
The building sits on Route 1 in Wells, Maine, with approximately 148 feet of frontage on Post Road along an established retail corridor. The site benefits from year-round traffic and seasonal tourism from nearby coastal destinations, with surrounding businesses, restaurants, and popular attractions nearby.
Zoning is listed as Com. The building’s open retail environment and showroom/service-ready layout can support a range of retail concepts.
The building sits on Route 1 in Wells, Maine, with approximately 148 feet of frontage on Post Road along an established retail corridor. The site benefits from year-round traffic and seasonal tourism from nearby coastal destinations, with surrounding businesses, restaurants, and popular attractions nearby.
Zoning is listed as Com. The building’s open retail environment and showroom/service-ready layout can support a range of retail concepts.
Key Highlights
- 4,310± SF two‑story retail/commercial building
- Approximately 148 feet of frontage on Post Road (Route 1)
- Distinctive post‑and‑beam structure with soaring cathedral ceilings
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
$52,340
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
4.03%
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%
$1,046,800
$1.0M
Cap Rate 7%
$747,714
$747.7K
Cap Rate 9%
$581,556
$581.6K
Market Conditions
NOI Build-Up for 4,310 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
$81.7K $18.96/SF
− Vacancy
−$6.9K −$1.61/SF
EGI
$74.8K $17.35/SF
− OpEx
−$22.4K −$5.20/SF
NOI
$52.3K $12.14/SF
Area
York County, ME
Vacancy
8.50%
Lease Rate
$18.96 /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%
$1,046,800
Cap Rate 7%
$747,714
Cap Rate 9%
$581,556
Alternative Uses
Best Use
Retail
$747.7K
$654.3K – $872.3K
NOI $52,340 @ 7.0% cap · market cap 4.03%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.37M
$1.20M – $1.59M
NOI $95,637 @ 7.0% cap · market cap 7.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
92
Businesses Nearby
3k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Dollar General
Shops & Services
3,236 visits/mo
0.1 miles
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 Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Two-story commercial retail building with on-site parking, public utilities, and zoning Com along Route 1.
Where is this retail space located?
The property is located at 2049 Post Road Wells, ME.
What is the asking price?
The asking price for this property is $1,299,000.
What are key features of this property?
This property features: 4,310± SF two‑story retail/commercial building; Approximately 148 feet of frontage on Post Road (Route 1); Distinctive post‑and‑beam structure with soaring cathedral ceilings
