Building Details

Number of units 1

Listing Agency: Keller Williams Realty k***@kw.com Show Phone

Listed By: Kevin Fletcher · License #BA903663 Show Phone

Added: Oct 15 Last Checked: Oct 16 at 11:06PM

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MLS# 1684447

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.

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Investment Insights

Based on property information with market context.

This standalone office property contains 1,296 square feet and sits on a 0.64-acre parcel. Its current configuration is an office building, and the zoning is General Industrial.

The property is at 4 Pigeon Hill Road in Mechanic Falls, across the street from a Hannaford supermarket and near Poland Regional High School.

Key Highlights

• 1,296‑square‑foot standalone office building
• 0.64‑acre parcel
• General Industrial zoning

Financial Insights

Estimated NOI and Cap Rate

NOI / Yr

$21,000

Cap Rate

5.32%

Suggested Prices Based on Cap Rates

Cap Rate 5%

$420,000 $420.0K

Cap Rate 7%

$300,000 $300.0K

Cap Rate 9%

$233,333 $233.3K

Is this asking price fair?

Market Conditions

NOI Build-Up for 1,296 SF

Gross rent

$32.0K $24.72/SF

− Vacancy

−$4.0K −$3.11/SF

EGI

$28.0K $21.61/SF

− OpEx

−$7.0K −$5.40/SF

NOI

$21.0K $16.20/SF

Area

Androscoggin County, ME

Vacancy

12.60%

Lease Rate

$24.72 /SF/Yr

Expense Ratio

25.00%

Simulate Cap Rate and NOI

Suggested Prices Based on Cap Rates

Cap Rate 5%

$420,000

Cap Rate 7%

$300,000

Cap Rate 9%

$233,333

Alternative Uses

Best Use

Office B

$300.0K

$262.5K – $350.0K (±1% cap)

NOI $21,000 @ 7.0% cap · market cap 5.32%

Second Best

—

—

no second resolved use

Theoretical Best

Warehouse

$2.30M

$2.01M – $2.69M (±1% cap)

NOI $161,126 @ 7.0% cap · market cap 40.79%

Zoning and permitted uses should be independently verified with authorities. How Realmo checks its estimates

Property Analytics

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Current Use

Office buildings

Suggested Use

Top Pick HVAC Service Auto Parts Store Garden Center Grocery & Convenience Store Auto Repair Shop Kitchen & Bath Showroom

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

59

Businesses Nearby

Explore this area Business Placement

Demographics for 04256, ME

3,107

Population

1,195

Households

2.6

Avg Household Size

41

Median Age

15%

College-Educated

92%

High-School Grad

11.0 sq mi

ZIP Area

282

Density / Sq Mi

$58,958

Median Household Income

$36,601

Median Earnings

$1,160

Median Rent

$224,100

Median Home Value

Market

Vacancy Rate% for Office in Northeast region

13.1% 2019

15.4% 2020

17.6% 2021

19.1% 2022

20.2% 2023

20.9% 2024

19.9% 2025

Frequently Asked Questions

What type of property is this?

Office building - The property occupies a 0.64-acre parcel and is zoned General Industrial.

Where is this office building located?

The property is located at 4 Pigeon Hill Road Mechanic Falls, ME.

What is the asking price?

The asking price for this property is $395,000.

What are key features of this property?

This property features: 1,296‑square‑foot standalone office building; 0.64‑acre parcel; General Industrial zoning