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    Pioneer Motel: Investment Opportunity Awaits Title is generated by Realmo AI

    400 US Route 1, Edgecomb, ME 04556

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    For Sale
    $895,000

    COMMERCIAL - Edgecomb, ME

    Property size:
    9,962 SF
    Lot size:
    5.75 Acres
    Price / SF:
    $89/SF
    Added:
    Jul 29, 2025
    Days on Market:
    289
    Last Refresh:
    May 13 at 9:06 pm

    Property Features for 400 US Route 1

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    GCD
    Standard status
    Active
    Size
    9,962 SF
    Lot size
    5.75 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Annual Amount
    9138

    Utilities

    Sewer type
    Private Sewer
    Water source
    Private

    We can help!

    Listing Contact
    Julie Cromwell
    Julie Cromwell

    Listing agent Julie Cromwell

    Listing office Cromwell Coastal Properties 44 Colby Drive, Wiscasset, ME

    Listing date Jul 29, 2025

    MLS# 1624585

    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.

    HighLights

    • Prime location on highly visible and well‑traveled Route 1.
    • Turn‑key, income‑producing motel business with multiple rental units.
    • Includes a spacious 2005 manufactured home (3 bedrooms, 2 bathrooms) serving as both office and residence.
    • 5.75 acres of land with additional road frontage, offering future development or expansion potential.
    • Rented second‑floor apartment above the garage provides immediate income.
    • Multiple outbuildings provide ample storage for equipment and supplies.

    Overview

    The Pioneer Motel presents a hospitality investment opportunity on 5.75 acres along Route 1. The property includes a 2005 manufactured home (28x70) with 3 bedrooms, 2 bathrooms, and an office, currently used as the motel office and a private residence, featuring a gated backyard with an above-ground pool. A 1985 garage (20x26) includes a rented second-floor apartment. The motel offers multiple efficiency units in several buildings. Rooms 1-4 are in a 28x88 ft building with four 1-bedroom efficiency apartments. Rooms 14-20 are in a 17x130 ft structure with four 1-bedroom units, one finished efficiency apartment, and one unit under construction. Units 24-30 are in a 28x100 ft building with five 1-bedroom efficiency apartments, one 2-bedroom efficiency unit, and one 1-bedroom unit. Multiple outbuildings provide storage. The property's location and road frontage may allow for future development or expansion.
    Location Intelligence

    Current Use by Public Records

    Isalis (Bike/Boat/Book/etc) Store Party City Party Supply Store Skunk Funk Big Box & Wholesale Store Carl's Trading Co Hat Shop Bushka's Kitchen LLC (Bike/Boat/Book/etc) Store

    Suggested Use

    Restaurant Big Box & Wholesale Store Hair Salon Spa & Massage Center Auto Repair Shop Nail Salon Gym & Fitness Center Hotel & Motel Food Market Skin Care Clinic

    Zoning and permitted uses should be independently verified with local authorities.

    Similar Places Nearby

    • Pioneer Motel — 400 US-1, Edgecomb, ME 04556

    Location Insight

    • Map
    • Local Demand
    City
    Edgecomb
    County
    Lincoln
    State
    Maine
    Longitude
    -69.6102
    Latitude
    43.9799

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    FAQs

    What type of property is this?
    Motel - Turn-key hospitality venture on 5.75 acres along Route 1.
    Where is this motel located?
    The property is located at 400 US Route 1 Edgecomb, ME.
    What is the asking price?
    The asking price for this property is $895,000.
    What are key features of this property?
    This property features: Prime location on highly visible and well‑traveled Route 1.; Turn‑key, income‑producing motel business with multiple rental units.; Includes a spacious 2005 manufactured home (3 bedrooms, 2 bathrooms) serving as both office and residence.
    (207) 208-9311
    We can help!
    Listing Contact
    Julie Cromwell
    Julie Cromwell
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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