Flex and Office Units with
For Sale
$350,000
22 Laudholm Farm Road #Unit 1, Wells, ME 04090
Two newly constructed buildings offer multiple ground-level commercial units plus office/client spaces over residential apartments.
Property Size1,000 SF
Days on Market339
Property Features for 22 Laudholm Farm Road #Unit 1
General Information
Standard status
Active
Size
1,000 SF
Property subtype
Commercial
Zoning
GB
Site & Location
Road Access
Yes
Public Transit
Yes
Additional Details
Sprinkler System
Yes
Amenities
professionally landscaped grounds
Building Details
Building Size
1,000 SF
Year Built
2025
Buildings
2
Stories
1
Tenancy
Multi
Listing Agency:
The Maine Real Estate Experience
(603) 387-0579
Listed By:
Michelle Lachance
(603) 387-0579
Source:
Startpoint
Added: Sep 8, 2025
Changed: Aug 8
Last Checked: Aug 12 at 12:49PM
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 The Maine Real Estate Experience
Investment Insights
Based on property information with market context.
This property features two newly constructed buildings designed for flexible commercial use. Building 1 includes eight ground-level commercial units, each with individual bathrooms, heating, air conditioning, ceiling fans, and 14-foot overhead doors. Building 2 offers two commercial spaces, each with private bathrooms, heating, and air conditioning, with two residential apartments above.
The site is positioned on Route 1 for high visibility and offers access for clients, suppliers, and service vehicles. The remarks also note landscaping, a full fire suppression system, and that office space and residential units are currently under construction, with buyers having time to make selections and customize interior finishes.
This configuration supports a mix of operations requiring both garage-door access and professional indoor space, while also providing residential units above the commercial areas.
The site is positioned on Route 1 for high visibility and offers access for clients, suppliers, and service vehicles. The remarks also note landscaping, a full fire suppression system, and that office space and residential units are currently under construction, with buyers having time to make selections and customize interior finishes.
This configuration supports a mix of operations requiring both garage-door access and professional indoor space, while also providing residential units above the commercial areas.
Key Highlights
- Newly built 2025 commercial property on highly visible Route 1 at 22 Laudholm Farm Rd, Wells, ME 04090
- Building 1 features eight ground‑level 1,000 SF commercial units, each with private bathroom, heat/AC, ceiling fans, and 14‑ft overhead doors
- Building 2 includes two ~900 SF commercial spaces with private bathrooms plus heat/AC for office or client‑facing 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
$16,380
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
4.68%
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%
$327,600
$327.6K
Cap Rate 7%
$234,000
$234.0K
Cap Rate 9%
$182,000
$182.0K
Market Conditions
NOI Build-Up for 1,000 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
$25.0K $24.96/SF
− Vacancy
−$3.1K −$3.12/SF
EGI
$21.8K $21.84/SF
− OpEx
−$5.5K −$5.46/SF
NOI
$16.4K $16.38/SF
Area
York County, ME
Vacancy
12.50%
Lease Rate
$24.96 /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%
$327,600
Cap Rate 7%
$234,000
Cap Rate 9%
$182,000
Alternative Uses
Best Use
Office B
$234.0K
$204.8K – $273.0K
NOI $16,380 @ 7.0% cap · market cap 4.68%
Second Best
Flex RnD
$200.3K
$175.2K – $233.6K
NOI $14,018 @ 7.0% cap · market cap 4.01%
Theoretical Best
Office A
$317.0K
$277.4K – $369.8K
NOI $22,190 @ 7.0% cap · market cap 6.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Sprinkler system
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
72
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
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 Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Two newly constructed buildings offer multiple ground-level commercial units plus office/client spaces over residential apartments.
Where is this flex space located?
The property is located at 22 Laudholm Farm Road #Unit 1 Wells, ME.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: Newly built 2025 commercial property on highly visible Route 1 at 22 Laudholm Farm Rd, Wells, ME 04090; Building 1 features eight ground‑level 1,000 SF commercial units, each with private bathroom, heat/AC, ceiling fans, and 14‑ft overhead doors; Building 2 includes two ~900 SF commercial spaces with private bathrooms plus heat/AC for office or client‑facing use
