Character-Filled Live-Work
New
For Sale
$950,000
205 Woodford Street, Portland, ME 04103
Commercial Sale, Portland, ME
Property Size3,312 SF
Lot Size0.16 Acres
Price / SF$286.84
Days on Market1
Property Features for 205 Woodford Street
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
B1 neighbhood bus
Rooms
Basement
Parking features
Off Street
Basement
Full, Unfinished
Lot features
Public Transport Access, Downtown, Near Shopping
Standard status
Active
Size
3,312 SF
Lot size
0.16 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
11032
Utilities
Sewer type
Public Sewer
Heating system
Heat Pump (Heating), Natural Gas, Other (Heating), Electric (Heating)
Cooling system
Heat Pump
Water source
Public
Amenities
covered front porch
separate entry
high ceilings
hardwood floors
crown molding
custom-built window seats
gas fireplace
new heating system
well-appointed kitchen
casual eat-in area
formal dining room
primary suite with en suite bathroom
fenced-in front patio
Building Details
Year built
1900
Flooring type
Wood, Tile, Carpet
Building materials
Wood Frame, Shingle Siding, Wood Siding
Roof type
Shingle
Listing Agency:
Town & Shore Real Estate
(207) 773-0262
Listed By:
Brenda Cerino
(207) 523-8113
Added: Sep 17
Last Checked: Sep 17 at 5:06PM
MLS# 1681025
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 3,312-square-foot live-work property combines residential accommodations with dedicated space for a home office or small business. The four-bedroom, four-bath layout includes bonus space on the main floor, a separate entry, high ceilings, hardwood floors, crown molding, custom window seats, and a gas fireplace. A new heating system, heat-pump cooling, and a kitchen with both eat-in and formal dining access add practical functionality. The primary suite includes an en suite bathroom, while a fenced front patio and covered porch provide outdoor areas.
Built in 1900 on 0.16 acres, the property is located at 205 Woodford Street in Portland’s Woodfords neighborhood and fronts Nevens Street. B1 neighborhood business zoning allows small-business use. The property also includes off-street parking, public water, public sewer, and a shingle roof.
Built in 1900 on 0.16 acres, the property is located at 205 Woodford Street in Portland’s Woodfords neighborhood and fronts Nevens Street. B1 neighborhood business zoning allows small-business use. The property also includes off-street parking, public water, public sewer, and a shingle roof.
Key Highlights
- 3,312 SF live‑work property on 0.16 acres
- Four bedrooms and four bathrooms
- B1 neighborhood business zoning allows small‑business use
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
$47,415
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
4.99%
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%
$948,300
$948.3K
Cap Rate 7%
$677,357
$677.4K
Cap Rate 9%
$526,833
$526.8K
Market Conditions
NOI Build-Up for 3,312 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
$72.3K $21.84/SF
− Vacancy
−$9.1K −$2.75/SF
EGI
$63.2K $19.09/SF
− OpEx
−$15.8K −$4.77/SF
NOI
$47.4K $14.32/SF
Area
Cumberland County, ME
Vacancy
12.60%
Lease Rate
$21.84 /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%
$948,300
Cap Rate 7%
$677,357
Cap Rate 9%
$526,833
Alternative Uses
Best Use
Office B
$677.4K
$592.7K – $790.3K
NOI $47,415 @ 7.0% cap · market cap 4.99%
Second Best
Mixed Use
$587.6K
$514.2K – $685.6K
NOI $41,135 @ 7.0% cap · market cap 4.33%
Theoretical Best
Office A
$910.3K
$796.5K – $1.06M
NOI $63,721 @ 7.0% cap · market cap 6.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
968
Businesses Nearby
Explore this area
Business Placement
Demographics for 04103, ME
31,185
Population
14,336
Households
2.2
Avg Household Size
40
Median Age
58%
College-Educated
97%
High-School Grad
10.2 sq mi
ZIP Area
3,057
Density / Sq Mi
$90,682
Median Household Income
$48,640
Median Earnings
$1,571
Median Rent
$421,800
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 Office in Northeast region
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Frequently Asked Questions
What type of property is this?
Live-work space - Updated four-bedroom property with separate-entry business space and zoning that allows small-business use.
Where is this live-work space located?
The property is located at 205 Woodford Street Portland, ME.
What is the asking price?
The asking price for this property is $950,000.
What are key features of this property?
This property features: 3,312 SF live‑work property on 0.16 acres; Four bedrooms and four bathrooms; B1 neighborhood business zoning allows small‑business use
