Mixed-Use Property with Three
For Sale
$1,150,000
6 Proctor Road C, Biddeford, ME 04005
Three separate buildings combine residential, office, warehouse, and cottage improvements with flexible commercial and residential zoning.
Property Size4,911 SF
Price / SF$234.17
Days on Market51
Property Features for 6 Proctor Road C
General Information
Standard status
Active
Size
4,911 SF
Additional Details
Cap Rate
13.52%
Amenities
smart-enabled controls
Building Details
Year Built
1941
Buildings
3
Listing Agency:
EXP Realty
(207) 929-0956
Listed By:
John Krouse
Source:
603luxury
Added: Jul 10
Changed: Aug 27
Last Checked: Aug 28 at 12:37PM
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 EXP Realty
Investment Insights
Based on property information with market context.
This mixed-use property at 6 Proctor Road C includes three standalone buildings on 1+ acre. The primary structure contains a 3BR residence, in-law suite, full kitchens, two laundry rooms, tiled baths, radiant floor heat, a Viessmann system, newer metal roofing, and a 20KW whole-house generator. A separate office/warehouse building is fully networked and has a full bath, two ductless mini-splits, a 10KW generator, and structural capacity for a future second story. The third building is a cottage with an open plan, washer/dryer, Bose surround sound, mounted TV, and its own 10KW generator.
All three buildings include app-controlled smart systems for locks, lighting, thermostats, alarms, and cameras. The property also features in-ground 500-gallon propane tanks with remote monitoring, a leach field installed in 2021, paved parking, and expansion area. Flexible commercial and residential zoning supports multiple occupancy configurations. The property is minutes from downtown Biddeford, UNE, beaches, restaurants, and I-95. Existing tenants wish to remain, and appliances convey.
All three buildings include app-controlled smart systems for locks, lighting, thermostats, alarms, and cameras. The property also features in-ground 500-gallon propane tanks with remote monitoring, a leach field installed in 2021, paved parking, and expansion area. Flexible commercial and residential zoning supports multiple occupancy configurations. The property is minutes from downtown Biddeford, UNE, beaches, restaurants, and I-95. Existing tenants wish to remain, and appliances convey.
Key Highlights
- Three standalone buildings across 1+ acre
- Current cap rate of 13.52 percent
- 3BR residence with in‑law suite and full kitchens
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
$80,442
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
6.99%
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%
$1,608,840
$1.6M
Cap Rate 7%
$1,149,171
$1.1M
Cap Rate 9%
$893,800
$893.8K
Market Conditions
NOI Build-Up for 4,911 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
$122.6K $24.96/SF
− Vacancy
−$15.3K −$3.12/SF
EGI
$107.3K $21.84/SF
− OpEx
−$26.8K −$5.46/SF
NOI
$80.4K $16.38/SF
Area
York County, ME
Vacancy
12.50%
Lease Rate
$24.96 /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%
$1,608,840
Cap Rate 7%
$1,149,171
Cap Rate 9%
$893,800
Alternative Uses
Best Use
Office B
$1.15M
$1.01M – $1.34M
NOI $80,442 @ 7.0% cap · market cap 6.99%
Second Best
Warehouse
$878.5K
$768.7K – $1.02M
NOI $61,494 @ 7.0% cap · market cap 5.35%
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 authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
12
Businesses Nearby
Explore this area
Business Placement
Demographics for 04005, ME
24,581
Population
11,001
Households
2.2
Avg Household Size
39
Median Age
29%
College-Educated
95%
High-School Grad
47.9 sq mi
ZIP Area
513
Density / Sq Mi
$71,268
Median Household Income
$39,176
Median Earnings
$1,186
Median Rent
$351,700
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 - Three separate buildings combine residential, office, warehouse, and cottage improvements with flexible commercial and residential zoning.
Where is this mixed-use property located?
The property is located at 6 Proctor Road C 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: Three standalone buildings across 1+ acre; Current cap rate of 13.52 percent; 3BR residence with in‑law suite and full kitchens
