Commercial Kitchen
For Sale
$1,100,000
21 Buxton Road, Saco, ME 04072
Recently renovated space with an industrial kitchen, refrigerated storage, and substantial customer parking.
Property Size2,590 SF
Days on Market417
Property Features for 21 Buxton Road
General Information
Standard status
Active
Size
2,590 SF
Property subtype
Commercial
Zoning
WR
Taxes and HOA fees
Annual Taxes
$6,654
Building Details
Building Size
2,590 SF
Year Built
1900
Listing Agency:
Kennebunk Beach Realty
(207) 590-3064
Listed By:
Alexis Thomas
(207) 590-3064
Source:
Startpoint
Added: Jul 11, 2025
Changed: Aug 31
Last Checked: Aug 31 at 3:47AM
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 Kennebunk Beach Realty
Investment Insights
Based on property information with market context.
This commercial property includes an industrial kitchen, 390 square feet of refrigerated and freezer storage, and 8,500 square feet designated for parking. The building was constructed in 1900 and has undergone renovation, providing an established setting for continued commercial use.
Located at 21 Buxton Road in Saco, the property is positioned in a high-traffic area near a newly developed turnpike exit. It operated as a market for more than three decades, giving the site a longstanding commercial history. WR zoning is identified for the property.
Located at 21 Buxton Road in Saco, the property is positioned in a high-traffic area near a newly developed turnpike exit. It operated as a market for more than three decades, giving the site a longstanding commercial history. WR zoning is identified for the property.
Key Highlights
- Industrial kitchen suitable for commercial food operations
- 390 square feet of refrigerated and freezer storage
- 8,500 square feet of parking
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
$31,453
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
2.86%
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%
$629,060
$629.1K
Cap Rate 7%
$449,329
$449.3K
Cap Rate 9%
$349,478
$349.5K
Market Conditions
NOI Build-Up for 2,590 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
$49.1K $18.96/SF
− Vacancy
−$4.2K −$1.61/SF
EGI
$44.9K $17.35/SF
− OpEx
−$13.5K −$5.20/SF
NOI
$31.5K $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%
$629,060
Cap Rate 7%
$449,329
Cap Rate 9%
$349,478
Alternative Uses
Best Use
Retail
$449.3K
$393.2K – $524.2K
NOI $31,453 @ 7.0% cap · market cap 2.86%
Second Best
Specialty Retail
$447.5K
$391.6K – $522.1K
NOI $31,325 @ 7.0% cap · market cap 2.85%
Theoretical Best
Office A
$821.0K
$718.4K – $957.9K
NOI $57,471 @ 7.0% cap · market cap 5.22%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
129
Businesses Nearby
963
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Hotels & Casinos 100%
Ramada by Wyndham Saco/Old Orchard Beach Area
Hotels & Casinos
963 visits/mo
0.4 miles
Demographics for 04072, ME
20,381
Population
9,619
Households
2.1
Avg Household Size
43
Median Age
40%
College-Educated
96%
High-School Grad
38.6 sq mi
ZIP Area
528
Density / Sq Mi
$84,328
Median Household Income
$47,419
Median Earnings
$1,268
Median Rent
$370,300
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?
Commercial kitchen - Recently renovated space with an industrial kitchen, refrigerated storage, and substantial customer parking.
Where is this commercial kitchen located?
The property is located at 21 Buxton Road Saco, ME.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: Industrial kitchen suitable for commercial food operations; 390 square feet of refrigerated and freezer storage; 8,500 square feet of parking
