Two-Story Mixed-Use
For Sale
$510,000
560 Brighton Avenue, Portland, ME 04102
B1-zoned property with office rooms, a shared kitchenette, garage, and public transportation access.
Property Size1,474 SF
Price / SF$345
Days on Market864
Property Features for 560 Brighton Avenue
General Information
Standard status
Active
Size
1,474 SF
Total Parking Spaces
2
Property subtype
Commercial
Zoning
B1
Additional Details
Public Transit
Yes
Taxes and HOA fees
Annual Taxes
$5,999
Amenities
kitchenette
Building Details
Building Size
1,474 SF
Year Built
1910
Buildings
1
Stories
2
Listing Agency:
Regency Realty Group
(207) 749-6172
Listed By:
Jennifer Allen
(207) 749-6172
Source:
Startpoint
Added: Apr 1, 2024
Changed: Aug 8
Last Checked: Aug 11 at 1:30PM
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 Regency Realty Group
Investment Insights
Based on property information with market context.
Located at 560 Brighton Avenue in Portland’s Rosemont Neighborhood, this 1,474-square-foot mixed-use building offers a two-story configuration suited to office-oriented use. The first floor includes multiple office spaces, while the upper level has two private rooms and a shared kitchenette. Numerous windows bring natural light throughout the property.
The site provides parking, a 2-car garage, and convenient access to public transportation. Built in 1910, the property combines dedicated work areas with shared support space within a compact commercial building.
The site provides parking, a 2-car garage, and convenient access to public transportation. Built in 1910, the property combines dedicated work areas with shared support space within a compact commercial building.
Key Highlights
- 1,474‑square‑foot mixed‑use building in Portland’s Rosemont Neighborhood
- B1 zoning
- Two‑story layout with multiple first‑floor office spaces
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
$21,102
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
4.14%
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%
$422,040
$422.0K
Cap Rate 7%
$301,457
$301.5K
Cap Rate 9%
$234,467
$234.5K
Market Conditions
NOI Build-Up for 1,474 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
$32.2K $21.84/SF
− Vacancy
−$4.1K −$2.75/SF
EGI
$28.1K $19.09/SF
− OpEx
−$7.0K −$4.77/SF
NOI
$21.1K $14.32/SF
Area
Cumberland County, ME
Vacancy
12.60%
Lease Rate
$21.84 /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%
$422,040
Cap Rate 7%
$301,457
Cap Rate 9%
$234,467
Alternative Uses
Best Use
Office B
$301.5K
$263.8K – $351.7K
NOI $21,102 @ 7.0% cap · market cap 4.14%
Second Best
Mixed Use
$261.5K
$228.8K – $305.1K
NOI $18,307 @ 7.0% cap · market cap 3.59%
Theoretical Best
Office A
$405.1K
$354.5K – $472.7K
NOI $28,359 @ 7.0% cap · market cap 5.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
521
Businesses Nearby
Explore this area
Business Placement
Demographics for 04102, ME
18,002
Population
8,633
Households
2.1
Avg Household Size
38
Median Age
62%
College-Educated
96%
High-School Grad
6.0 sq mi
ZIP Area
3,000
Density / Sq Mi
$79,631
Median Household Income
$47,898
Median Earnings
$1,435
Median Rent
$464,100
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - B1-zoned property with office rooms, a shared kitchenette, garage, and public transportation access.
Where is this mixed-use property located?
The property is located at 560 Brighton Avenue Portland, ME.
What is the asking price?
The asking price for this property is $510,000.
What are key features of this property?
This property features: 1,474‑square‑foot mixed‑use building in Portland’s Rosemont Neighborhood; B1 zoning; Two‑story layout with multiple first‑floor office spaces
