Flex Space Portfolio with Three
6 Proctor Road, Biddeford, ME 04005
COMMERCIAL - Biddeford, ME
Property size:
4,911 SFLot size:
1.10 AcresPrice / SF:
$234/SF- Added:
- Jun 14, 2026
- Days on Market:
- 8
- Last Refresh:
- Jun 21 at 4:06 pm
Property Features for 6 Proctor Road
General Information
- Property type
- Commercial Sale
- Property subtype
- Other
- Zoning
- RF
- Rooms
- Basement
- Basement
- Full, Unfinished
- Standard status
- Active
- Size
- 4,911 SF
- Lot size
- 1.10 Acres
Taxes and HOA fees
- Tax Year
- 2024
- Tax Annual Amount
- 8199
Utilities
- Sewer type
- Private Sewer, Septic Tank
- Heating system
- Zoned, Forced Air, Heat Pump (Heating), Electric (Heating), Radiant, Natural Gas, Propane (Heating)
- Cooling system
- Heat Pump, Central Air
- Water source
- Private, Well
Building Details
- Year built
- 1941
- Flooring type
- Vinyl, Tile, Plank, Carpet
- Building materials
- Wood Frame, Vinyl Siding
- Roof type
- Shingle, Metal, Membrane
Listing agent John Krouse (207) 929-0956
Listing office EXP Realty 41 Hutchins Drive Building 3, Rangeley, ME (888) 439-8743
Listing date Jun 14, 2026
MLS# 1644097
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
- Current cap rate of 13.52% with three standalone buildings on 1+ acre for mixed‑use, income, or owner‑occupied business use.
- 3BR main residence with an in‑law suite and full kitchens, plus radiant floor heat and two laundry rooms.
- 20KW whole‑house generator, tiled baths, and a newer metal roof.
- Office/warehouse building is fully networked with a full bath, two ductless mini‑splits, and a 10KW generator (designed for future 2nd story).
- Third building is a cottage with open plan, washer/dryer, and its own 10KW generator.
- Smart‑enabled app controls for locks, lights, thermostats, alarms, and cameras; new leach field installed in 2021.
Overview
The property offers three standalone buildings designed for mixed-use, income, or owner-occupied business operations. The main residence includes 3 bedrooms, an in-law suite, full kitchens, radiant floor heat, two laundry rooms, tiled baths, a Viessmann system, a newer metal roof, and a 20KW whole-house generator. The second building is an office/warehouse that is fully networked, includes a full bath, two ductless mini-splits, and a 10KW generator, and it is structurally designed for a future second story. The third building is a cottage with an open plan, washer/dryer, Bose surround sound, a mounted TV, and its own 10KW generator. All three buildings are smart-enabled with app-based controls for locks, lights, thermostats, alarms, and cameras. The site includes in-ground 500-gallon propane tanks (remote monitored), and a new leach field was installed in 2021.
The property is located at 6 Proctor Road in Biddeford, Maine, and is described as minutes from downtown Biddeford, UNE, beaches, restaurants, and I-95. Zoning is RF, and the seller notes plentiful paved parking with room to expand.
This configuration can suit tenants or operators seeking on-site residential space alongside an office/warehouse component. The seller also states that existing tenants wish to stay, and appliances convey; buyers are advised to verify all information during due diligence.
The property is located at 6 Proctor Road in Biddeford, Maine, and is described as minutes from downtown Biddeford, UNE, beaches, restaurants, and I-95. Zoning is RF, and the seller notes plentiful paved parking with room to expand.
This configuration can suit tenants or operators seeking on-site residential space alongside an office/warehouse component. The seller also states that existing tenants wish to stay, and appliances convey; buyers are advised to verify all information during due diligence.
Local Financial Insights For Office B
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $122.6k | $24.96 |
| − Vacancy | −$15.3k | −$3.12 |
| EGI | $107.3k | $21.84 |
| − OpEx | −$26.8k | −$5.46 |
| NOI | $80.4k | $16.38 |
4,911 SF · lease $24.96/SF/yr · vacancy 12.50% · expense 25.00%
Alternative Uses
Best Use
Office B
$1.15M
$1.01M – $1.34M
NOI $80,442 @ 7.0% cap · market cap 6.99%
Second Best
Apartment 5plus
$1.08M
$948.7K – $1.26M
NOI $75,896 @ 7.0% cap · market cap 6.60%
Theoretical Best
Office A
$1.56M
$1.36M – $1.82M
NOI $108,973 @ 7.0% cap · market cap 9.48%
Zoning and permitted uses should be independently verified with local authorities.
Property Profile
Location Intelligence
Current Use by Public Records
Flex space
Location Insight
- Map
- Local Demand
- City
- Biddeford
- County
- York
- State
- Maine
- Longitude
- -70.4399676
- Latitude
- 43.4470826
Nearby Similar for Sale
FAQs
What type of property is this?
Flex space - Three standalone buildings combine office/warehouse and residential living for flexible mixed-use operations on zoned RF land.
Where is this flex space located?
The property is located at 6 Proctor Road Biddeford, ME.
What is the asking price?
The asking price for this property is $1,150,000.
What are key features of this property?
This property features: Current cap rate of 13.52% with three standalone buildings on 1+ acre for mixed‑use, income, or owner‑occupied business use.; 3BR main residence with an in‑law suite and full kitchens, plus radiant floor heat and two laundry rooms.; 20KW whole‑house generator, tiled baths, and a newer metal roof.
