Four-Parcel Development Site with
For Sale
$750,000
25 Cedar Street, Portland, ME 04101
COMMERCIAL - Portland, ME
Property Size1,939 SF
Lot Size0.05 Acres
Price / SF$386.80
Days on Market97
Property Features for 25 Cedar Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
RN-4
Parking features
Other
Standard status
Active
Size
1,939 SF
Lot size
0.05 Acres
Taxes and HOA fees
Tax Year
2024
Tax Annual Amount
6142
Building Details
Year built
1884
Listing Agency:
Keller Williams Realty
(207) 879-9800
Listed By:
Michael Hamilton · License #BA922188
(207) 570-8998
Added: May 12
Changed: Aug 4
Last Checked: Aug 16 at 1:06AM
MLS# 1660367
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 four-parcel assemblage offers an all-in-one development footprint in Portland. The property includes existing residential structures along with surface parking, giving a buyer immediate utility while plans are evaluated through due diligence. The assemblage is offered in an RN-4 zoning setting, with redevelopment subject to city approvals.
The site is located at the corner of Oxford and Cedar Street in Portland, Maine. Its configuration and street-corner positioning may support a range of options depending on final permitting outcomes.
The offering is for sale as a multi-parcel package, providing flexibility for buyers looking to consolidate parcels and plan for future site development. All prospective uses should be confirmed with the City of Portland and aligned with zoning and approval requirements.
The site is located at the corner of Oxford and Cedar Street in Portland, Maine. Its configuration and street-corner positioning may support a range of options depending on final permitting outcomes.
The offering is for sale as a multi-parcel package, providing flexibility for buyers looking to consolidate parcels and plan for future site development. All prospective uses should be confirmed with the City of Portland and aligned with zoning and approval requirements.
Key Highlights
- Large .262‑acre assemblage of four parcels in Portland's Bayside district.
- Located in a rapidly evolving area with ongoing investment and redevelopment.
- Strong potential for mixed‑use or commercial development.
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
$31,878
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
4.25%
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%
$637,560
$637.6K
Cap Rate 7%
$455,400
$455.4K
Cap Rate 9%
$354,200
$354.2K
Market Conditions
NOI Build-Up for 1,939 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
$61.7K $31.80/SF
− Vacancy
−$3.7K −$1.91/SF
EGI
$58.0K $29.89/SF
− OpEx
−$26.1K −$13.45/SF
NOI
$31.9K $16.44/SF
Area
Cumberland County, ME
Vacancy
6.00%
Lease Rate
$31.80 /SF/Yr
Expense Ratio
45.00%
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%
$637,560
Cap Rate 7%
$455,400
Cap Rate 9%
$354,200
Alternative Uses
Best Use
Apartment 5plus
$455.4K
$398.5K – $531.3K
NOI $31,878 @ 7.0% cap · market cap 4.25%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$532.9K
$466.3K – $621.8K
NOI $37,305 @ 7.0% cap · market cap 4.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
6,504
Businesses Nearby
Explore this area
Business Placement
Demographics for 04101, ME
18,109
Population
11,510
Households
1.6
Avg Household Size
36
Median Age
57%
College-Educated
93%
High-School Grad
2.0 sq mi
ZIP Area
9,055
Density / Sq Mi
$60,726
Median Household Income
$45,009
Median Earnings
$1,457
Median Rent
$600,600
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Single family property - Four-parcel assemblage includes existing residential structures and surface parking at the corner of Oxford and Cedar streets.
Where is this single family property located?
The property is located at 25 Cedar Street Portland, ME.
What is the asking price?
The asking price for this property is $750,000.
What are key features of this property?
This property features: Large .262‑acre assemblage of four parcels in Portland's Bayside district.; Located in a rapidly evolving area with ongoing investment and redevelopment.; Strong potential for mixed‑use or commercial development.
