Historic Professional Office
For Sale
Contact for pricing
36 Main Street, Gorham, ME 04038
Vacant 1850-era office building with multi-office layout and dedicated parking across two parcels.
Property Size3,120 SF
Price / SF$240.38
Days on Market53
Property Features for 36 Main Street
General Information
Standard status
Active
Size
3,120 SF
Class
B
Total Parking Spaces
12
Property subtype
Office
Zoning
Gorham Village Center
Investment Type
Owner/User
Building Details
Year Built
1850
Stories
2
Listing Agency:
Magnusson Balfour Commercial
(207) 205-4007
Listed By:
Zachary Resnikoff · License #BA928884
Source:
Crexi
Added: Jul 1
Changed: Aug 16
Last Checked: Aug 21 at 9:13PM
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 Magnusson Balfour Commercial
Investment Insights
Based on property information with market context.
36 Main Street is a professional office building originally constructed in 1850 and configured for office use. The layout includes multiple offices with varying configurations, along with two bathrooms on the first floor and one bathroom on the second floor. The property is vacant and available for owner-user occupancy beginning July 2026.
The building’s prominent Main Street presence places it in Gorham’s village center, with multiple signage opportunities. In addition to parking on-site, the offering includes an extra parcel directly behind the building, providing 8 private parking spaces alongside 4 on-site spaces.
This property is well suited for a range of professional services and office-oriented uses, including medical-related users, educational services, counseling practices, financial firms, nonprofit organizations, and other service-focused organizations that need a dedicated downtown location and convenient parking. Its combination of historic character and practical interior configuration supports businesses seeking a turnkey setting for daily operations.
The building’s prominent Main Street presence places it in Gorham’s village center, with multiple signage opportunities. In addition to parking on-site, the offering includes an extra parcel directly behind the building, providing 8 private parking spaces alongside 4 on-site spaces.
This property is well suited for a range of professional services and office-oriented uses, including medical-related users, educational services, counseling practices, financial firms, nonprofit organizations, and other service-focused organizations that need a dedicated downtown location and convenient parking. Its combination of historic character and practical interior configuration supports businesses seeking a turnkey setting for daily operations.
Key Highlights
- 3,120± SF professional office building built in 1850 in Gorham’s village center
- Vacant property available for owner‑user occupancy beginning July 2026
- Multi‑office layout with two bathrooms on the first floor and one bathroom on the second floor
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
$44,666
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
5.96%
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%
$893,320
$893.3K
Cap Rate 7%
$638,086
$638.1K
Cap Rate 9%
$496,289
$496.3K
Market Conditions
NOI Build-Up for 3,120 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
$68.1K $21.84/SF
− Vacancy
−$8.6K −$2.75/SF
EGI
$59.6K $19.09/SF
− OpEx
−$14.9K −$4.77/SF
NOI
$44.7K $14.32/SF
Area
Cumberland County, ME
Vacancy
12.60%
Lease Rate
$21.84 /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%
$893,320
Cap Rate 7%
$638,086
Cap Rate 9%
$496,289
Alternative Uses
Best Use
Office B
$638.1K
$558.3K – $744.4K
NOI $44,666 @ 7.0% cap · market cap 5.96%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$857.5K
$750.3K – $1.00M
NOI $60,027 @ 7.0% cap · market cap 8.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
429
Businesses Nearby
Explore this area
Business Placement
Demographics for 04038, ME
18,336
Population
6,527
Households
2.8
Avg Household Size
39
Median Age
46%
College-Educated
97%
High-School Grad
50.6 sq mi
ZIP Area
362
Density / Sq Mi
$110,181
Median Household Income
$53,122
Median Earnings
$1,567
Median Rent
$426,300
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?
Office building - Vacant 1850-era office building with multi-office layout and dedicated parking across two parcels.
Where is this office building located?
The property is located at 36 Main Street Gorham, 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: 3,120± SF professional office building built in 1850 in Gorham’s village center; Vacant property available for owner‑user occupancy beginning July 2026; Multi‑office layout with two bathrooms on the first floor and one bathroom on the second floor
