Ground-Floor Medical Office Suite
For Sale
Contact for pricing
45 Forest Falls Dr, Yarmouth, ME 04096
Ground-floor Class A medical office suite with reception and waiting areas, plus shared paved parking on 1.6 acres.
Property Size4,764 SF
Price / SF$198.36
Days on Market408
Property Features for 45 Forest Falls Dr
General Information
Standard status
Active
Size
4,764 SF
Property subtype
OFFICE
Listing Agency:
Akers Associates, Inc.
Listed By:
Andrew Juris
(207) 774-8300
Source:
Moodyscre
Added: Aug 6, 2025
Changed: Sep 6
Last Checked: Sep 16 at 7:55PM
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 Akers Associates, Inc.
Investment Insights
Based on property information with market context.
45 Forest Falls Drive, Suite 1-A in Yarmouth, Maine is located in a multi-use professional medical/office condominium building on 1.6 acres. The available Class A space is situated on the ground floor and is designed for professional medical/office use.
The suite includes a combination of large open spaces, individual offices, reception, and waiting areas. Additional amenities include two kitchenettes and three private handicapped bathrooms. A portion of the space, 2,400 SF, is available for immediate occupancy.
The building is situated off US Route 1 and Interstate 295, with shared on-site paved parking serving the property.
The suite includes a combination of large open spaces, individual offices, reception, and waiting areas. Additional amenities include two kitchenettes and three private handicapped bathrooms. A portion of the space, 2,400 SF, is available for immediate occupancy.
The building is situated off US Route 1 and Interstate 295, with shared on-site paved parking serving the property.
Key Highlights
- Class A ground‑floor medical/office suite, Suite 1‑A
- Large open areas plus individual offices, reception, and waiting areas
- Two kitchenettes and three private handicapped bathrooms
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
$69,390
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
7.34%
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%
$1,387,800
$1.4M
Cap Rate 7%
$991,286
$991.3K
Cap Rate 9%
$771,000
$771.0K
Market Conditions
NOI Build-Up for 4,764 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
$128.6K $27.00/SF
− Vacancy
−$13.0K −$2.72/SF
EGI
$115.6K $24.28/SF
− OpEx
−$46.3K −$9.71/SF
NOI
$69.4K $14.57/SF
Area
Cumberland County, ME
Vacancy
10.09%
Lease Rate
$27.00 /SF/Yr
Expense Ratio
40.00%
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%
$1,387,800
Cap Rate 7%
$991,286
Cap Rate 9%
$771,000
Alternative Uses
Best Use
Healthcare Medical
$991.3K
$867.4K – $1.16M
NOI $69,390 @ 7.0% cap · market cap 7.34%
Second Best
Office B
$974.3K
$852.5K – $1.14M
NOI $68,202 @ 7.0% cap · market cap 7.22%
Theoretical Best
Office A
$1.31M
$1.15M – $1.53M
NOI $91,657 @ 7.0% cap · market cap 9.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
669
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 04096, ME
8,990
Population
3,625
Households
2.5
Avg Household Size
45
Median Age
69%
College-Educated
99%
High-School Grad
13.4 sq mi
ZIP Area
671
Density / Sq Mi
$107,911
Median Household Income
$50,848
Median Earnings
$1,709
Median Rent
$572,700
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in Northeast region
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Frequently Asked Questions
What type of property is this?
Medical Office Space - Ground-floor Class A medical office suite with reception and waiting areas, plus shared paved parking on 1.6 acres.
Where is this medical office space located?
The property is located at 45 Forest Falls Dr Yarmouth, ME.
What is the asking price?
The asking price for this property is $945,000.
What are key features of this property?
This property features: Class A ground‑floor medical/office suite, Suite 1‑A; Large open areas plus individual offices, reception, and waiting areas; Two kitchenettes and three private handicapped bathrooms
