Three-Building Grocery Store
For Sale
$1,500,000
21 27 33 Depot Square, Mechanic Falls, ME 04256
COMMERCIAL - Mechanic Falls, ME
Property Size9,000 SF
Lot Size1.40 Acres
Price / SF$166.67
Days on Market50
Property Features for 21 27 33 Depot Square
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Coml
Lot features
Retail Strip
Standard status
Active
Size
9,000 SF
Lot size
1.40 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
10277
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas, Oil, Electric (Heating)
Cooling system
Heat Pump, Central Air
Water source
Public
Building Details
Flooring type
Laminate, Concrete
Building materials
Masonry, Steel Frame, Wood Frame
Roof type
Shingle
Listing Agency:
EXP Realty
(888) 439-8743
Listed By:
Edward Herczeg
(207) 653-6773
Added: Jun 23
Changed: Aug 4
Last Checked: Aug 11 at 6:06PM
MLS# 1668396
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 three-building commercial compound is presented as a turn-key owner-operator opportunity built around an active grocery store, a fully leased U.S. Post Office (USPS) building, and a vacant historic train depot building. The grocery store is open and fully operating, with a comprehensive, 7-month remodel completed to support modern operations. The asset is equipped with new commercial coolers, updated flooring, modern display racks, an advanced POS system, and an HD CCTV security network.
The property totals approximately 9,000 square feet and sits on a 1.4-acre lot. Construction materials include masonry, steel frame, and wood frame. Utilities are public, with public water and public sewer services. Heating includes electric, oil, and natural gas, and cooling is provided by central air and heat pump systems. The roof is shingle.
The vacant depot building can support secondary uses that complement the grocery operation, such as retail or food service concepts, subject to applicable approvals and tenant fit.
The property totals approximately 9,000 square feet and sits on a 1.4-acre lot. Construction materials include masonry, steel frame, and wood frame. Utilities are public, with public water and public sewer services. Heating includes electric, oil, and natural gas, and cooling is provided by central air and heat pump systems. The roof is shingle.
The vacant depot building can support secondary uses that complement the grocery operation, such as retail or food service concepts, subject to applicable approvals and tenant fit.
Key Highlights
- Grocery store is open and fully operating with a 7‑month remodel completed
- USPS building is fully leased to the United States Postal Service (USPS)
- Vacant historic train depot building as a secondary use option
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
$94,122
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
6.27%
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%
$1,882,440
$1.9M
Cap Rate 7%
$1,344,600
$1.3M
Cap Rate 9%
$1,045,800
$1.0M
Market Conditions
NOI Build-Up for 9,000 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
$162.0K $18.00/SF
− Vacancy
−$27.5K −$3.06/SF
EGI
$134.5K $14.94/SF
− OpEx
−$40.3K −$4.48/SF
NOI
$94.1K $10.46/SF
Area
Androscoggin County, ME
Vacancy
17.00%
Lease Rate
$18.00 /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%
$1,882,440
Cap Rate 7%
$1,344,600
Cap Rate 9%
$1,045,800
Alternative Uses
Best Use
Retail
$1.34M
$1.18M – $1.57M
NOI $94,122 @ 7.0% cap · market cap 6.27%
Second Best
Specialty Retail
$1.04M
$907.6K – $1.21M
NOI $72,608 @ 7.0% cap · market cap 4.84%
Theoretical Best
Warehouse
$15.98M
$13.99M – $18.65M
NOI $1,118,927 @ 7.0% cap · market cap 74.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
115
Businesses Nearby
16k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 84%
Groceries 16%
Cumberland Farms
Shops & Services
9,135 visits/mo
0.1 miles
Citgo
Shops & Services
2,956 visits/mo
0.1 miles
Future Foods IGA
Groceries
2,612 visits/mo
0.1 miles
Napa Auto Parts
Shops & Services
1,128 visits/mo
0.1 miles
Demographics for 04256, ME
3,107
Population
1,195
Households
2.6
Avg Household Size
41
Median Age
15%
College-Educated
92%
High-School Grad
11.0 sq mi
ZIP Area
282
Density / Sq Mi
$58,958
Median Household Income
$36,601
Median Earnings
$1,160
Median Rent
$224,100
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Future Foods — 21 Depot Sq, Mechanic Falls, ME 04256
Frequently Asked Questions
What type of property is this?
Grocery and convenience store - Fully operating grocery store plus a fully leased USPS building and a vacant historic depot on a 1.4-acre site.
Where is this grocery and convenience store located?
The property is located at 21 27 33 Depot Square Mechanic Falls, ME.
What is the asking price?
The asking price for this property is $1,500,000.
What are key features of this property?
This property features: Grocery store is open and fully operating with a 7‑month remodel completed; USPS building is fully leased to the United States Postal Service (USPS); Vacant historic train depot building as a secondary use option
