Waterfront Mixed-Use
For Sale
$449,000
424 Sokokis Trl, Waterboro, ME 04030
Accessible first-floor space with on-site parking and a layout suited to varied commercial or residential applications.
Property Size3,288 SF
Price / SF$136.56
Days on Market9
Property Features for 424 Sokokis Trl
General Information
Standard status
Active
Size
3,288 SF
Building Details
Year Built
1938
Listing Agency:
Realty Sales Inc
(207) 221-3706
Listed By:
David Trottier
Source:
Samonasgroup
Added: Aug 21
Changed: Aug 29
Last Checked: Aug 29 at 11:26AM
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 Realty Sales Inc
Investment Insights
Based on property information with market context.
Built in 1938, this 3,288-square-foot mixed-use building was originally constructed as a small church and offers an adaptable interior configuration. The main entry and entire first floor are handicapped accessible, while on-site parking supports the property’s range of possible applications. The layout has been identified for residential use, professional offices, restaurant or café operations, lounge space, home occupations, contractor business, daycare, campground, nursing home, and bed-and-breakfast use.
The property includes 525 feet of waterfront along Little Ossipee Cove and sits across the street from Little Ossipee Lake. Boat slip rentals are available directly across the street. The property is located at 424 Sokokis Trl in Waterboro, Maine. Some owner financing is available.
The property includes 525 feet of waterfront along Little Ossipee Cove and sits across the street from Little Ossipee Lake. Boat slip rentals are available directly across the street. The property is located at 424 Sokokis Trl in Waterboro, Maine. Some owner financing is available.
Key Highlights
- 525 feet of waterfront on Little Ossipee Cove
- 3,288‑square‑foot building constructed in 1938
- Main entrance and entire first floor are handicapped accessible
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
$40,837
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
9.10%
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%
$816,740
$816.7K
Cap Rate 7%
$583,386
$583.4K
Cap Rate 9%
$453,744
$453.7K
Market Conditions
NOI Build-Up for 3,288 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
$71.0K $21.60/SF
− Vacancy
−$5.7K −$1.73/SF
EGI
$65.3K $19.87/SF
− OpEx
−$24.5K −$7.45/SF
NOI
$40.8K $12.42/SF
Area
York County, ME
Vacancy
8.00%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
37.50%
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%
$816,740
Cap Rate 7%
$583,386
Cap Rate 9%
$453,744
Alternative Uses
Best Use
Mixed Use
$583.4K
$510.5K – $680.6K
NOI $40,837 @ 7.0% cap · market cap 9.10%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.04M
$912.0K – $1.22M
NOI $72,960 @ 7.0% cap · market cap 16.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
51
Businesses Nearby
Explore this area
Business Placement
Demographics for 04030, ME
2,239
Population
1,160
Households
1.9
Avg Household Size
44
Median Age
25%
College-Educated
97%
High-School Grad
15.4 sq mi
ZIP Area
145
Density / Sq Mi
$69,709
Median Household Income
$43,102
Median Earnings
$1,321
Median Rent
$326,700
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Accessible first-floor space with on-site parking and a layout suited to varied commercial or residential applications.
Where is this mixed-use property located?
The property is located at 424 Sokokis Trl Waterboro, ME.
What is the asking price?
The asking price for this property is $449,000.
What are key features of this property?
This property features: 525 feet of waterfront on Little Ossipee Cove; 3,288‑square‑foot building constructed in 1938; Main entrance and entire first floor are handicapped accessible
