Flex Space with Storage
New
For Sale
$327,000
328 Rodman Road, Auburn, ME 04210
Commercial Sale, Auburn, ME
Property Size2,000 SF
Lot Size0.88 Acres
Price / SF$163.50
Days on Market2
Property Features for 328 Rodman Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
GB
Lot features
Near Turnpike/ Interstate, Industrial Park, Near Shopping
Standard status
Active
Size
2,000 SF
Lot size
0.88 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
3137
Utilities
Sewer type
Public Sewer
Heating system
Oil, Heat Pump (Heating), Forced Air, Electric (Heating)
Cooling system
Heat Pump
Water source
Public
Amenities
two bathrooms
one overhead door
oversized parking area
Building Details
Year built
1973
Flooring type
Concrete
Building materials
Steel Frame, Metal Clad
Roof type
Metal
Listing Agency:
Keller Williams Realty
(207) 879-9800
Listed By:
Zachary Resnikoff
(207) 606-9665
Added: Aug 31
Last Checked: Sep 1 at 2:06PM
MLS# 1665712
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 flex property includes a 2,000± SF industrial building arranged with warehouse and office areas, two bathrooms, and one overhead door. A separate 42-foot storage building with a drive-in bay expands the site’s usable capacity. Steel-frame construction, metal cladding, concrete flooring, a metal roof, public water, and public sewer are in place. Heating includes oil, heat pump, forced air, and electric systems, with heat-pump cooling.
The 0.88-acre property is zoned GB and includes an oversized parking area. Regional connections are available through Routes 11 and 4/100/202, with access to Lewiston, Auburn, and the Greater Portland area. The building was constructed in 1973 and is located near Auburn amenities.
The 0.88-acre property is zoned GB and includes an oversized parking area. Regional connections are available through Routes 11 and 4/100/202, with access to Lewiston, Auburn, and the Greater Portland area. The building was constructed in 1973 and is located near Auburn amenities.
Key Highlights
- 2,000± SF industrial building with warehouse and office areas
- Separate 42‑foot storage building with drive‑in bay
- One overhead door and two bathrooms in the main building
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
$12,017
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
3.67%
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%
$240,340
$240.3K
Cap Rate 7%
$171,671
$171.7K
Cap Rate 9%
$133,522
$133.5K
Market Conditions
NOI Build-Up for 2,000 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
$19.0K $9.48/SF
− Vacancy
−$472 −$0.24/SF
EGI
$18.5K $9.24/SF
− OpEx
−$6.5K −$3.24/SF
NOI
$12.0K $6.01/SF
Area
Androscoggin County, ME
Vacancy
2.49%
Lease Rate
$9.48 /SF/Yr
Expense Ratio
35.00%
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%
$240,340
Cap Rate 7%
$171,671
Cap Rate 9%
$133,522
Alternative Uses
Best Use
Warehouse
$3.55M
$3.11M – $4.14M
NOI $248,651 @ 7.0% cap · market cap 76.04%
Second Best
Industrial
$2.93M
$2.56M – $3.41M
NOI $204,771 @ 7.0% cap · market cap 62.62%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Drive-in doors
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
339
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 04210, ME
24,061
Population
11,113
Households
2.2
Avg Household Size
42
Median Age
29%
College-Educated
92%
High-School Grad
59.3 sq mi
ZIP Area
406
Density / Sq Mi
$66,552
Median Household Income
$42,624
Median Earnings
$983
Median Rent
$254,600
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Industrial flex property with warehouse, office, and auxiliary storage capacity.
Where is this flex space located?
The property is located at 328 Rodman Road Auburn, ME.
What is the asking price?
The asking price for this property is $327,000.
What are key features of this property?
This property features: 2,000± SF industrial building with warehouse and office areas; Separate 42‑foot storage building with drive‑in bay; One overhead door and two bathrooms in the main building
