Established Breakfast Diner with
New
For Sale
$444,000
390 Brunswick Avenue, Gardiner, ME 04345
Gardiner, ME
Property Size2,072 SF
Price / SF$214.29
Days on Market3
Property Features for 390 Brunswick Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Standard status
Active
Size
2,072 SF
Building Details
Year built
1960
Listing Agency:
Augusta, Maine · Better Homes and Gardens Real Estate
Listed By:
Karen Ramsay
(207) 623-4182
Added: Sep 23
Changed: Sep 24
Last Checked: Sep 25 at 8:06AM
MLS# 1681736
Copyright © 2026 Better Homes and Gardens-The Masiello Group. 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.
Dave’s Diner is a 2,072-square-foot breakfast and lunch restaurant at 390 Brunswick Avenue in Gardiner, Maine. Built in 1960, the property accommodates 54 guests through a combination of counter seats, booths, and traditional tables. More than 40 parking spaces support customer access, while the existing restaurant infrastructure includes kitchen and dining areas suited to continued food-service use.
Recent work includes heat pumps, flooring, restaurant equipment, a furnace, dish room plumbing, and other improvements. The property is approximately one mile from Gardiner’s downtown and three miles from I-295, connecting the diner with nearby businesses, shops, restaurants, waterfront amenities, and surrounding communities. The established operation also includes a recognizable diner setting and an existing breakfast-and-lunch format.
Recent work includes heat pumps, flooring, restaurant equipment, a furnace, dish room plumbing, and other improvements. The property is approximately one mile from Gardiner’s downtown and three miles from I-295, connecting the diner with nearby businesses, shops, restaurants, waterfront amenities, and surrounding communities. The established operation also includes a recognizable diner setting and an existing breakfast-and-lunch format.
Key Highlights
- 2,072‑square‑foot diner at 390 Brunswick Avenue, Gardiner, ME 04345
- Seating for 54 guests across counter, booth, and table areas
- 40+ parking spaces on the property
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
$23,217
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
5.23%
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%
$464,340
$464.3K
Cap Rate 7%
$331,671
$331.7K
Cap Rate 9%
$257,967
$258.0K
Market Conditions
NOI Build-Up for 2,072 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
$37.3K $18.00/SF
− Vacancy
−$6.3K −$3.06/SF
EGI
$31.0K $14.94/SF
− OpEx
−$7.7K −$3.74/SF
NOI
$23.2K $11.21/SF
Area
Kennebec County, ME
Vacancy
17.00%
Lease Rate
$18.00 /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%
$464,340
Cap Rate 7%
$331,671
Cap Rate 9%
$257,967
Alternative Uses
Best Use
Specialty Retail
$331.7K
$290.2K – $387.0K
NOI $23,217 @ 7.0% cap · market cap 5.23%
Second Best
—
—
no second resolved use
Theoretical Best
Warehouse
$3.09M
$2.70M – $3.61M
NOI $216,386 @ 7.0% cap · market cap 48.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
57
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 04345, ME
12,052
Population
5,562
Households
2.2
Avg Household Size
43
Median Age
29%
College-Educated
97%
High-School Grad
71.7 sq mi
ZIP Area
168
Density / Sq Mi
$68,844
Median Household Income
$42,559
Median Earnings
$956
Median Rent
$208,700
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Retail in Northeast region
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Similar Off Market Nearby
- Dave's Diner — 390 Brunswick Ave, Gardiner, ME 04345
Frequently Asked Questions
What type of property is this?
Breakfast & diner - Existing restaurant layout features counter, booth, and table seating for an established breakfast and lunch operation.
Where is this breakfast & diner located?
The property is located at 390 Brunswick Avenue Gardiner, ME.
What is the asking price?
The asking price for this property is $444,000.
What are key features of this property?
This property features: 2,072‑square‑foot diner at 390 Brunswick Avenue, Gardiner, ME 04345; Seating for 54 guests across counter, booth, and table areas; 40+ parking spaces on the property
