Pizza Restaurant
For Sale
$850,000
743 N Berwick Road, Wells, ME 04090
COMMERCIAL - Wells, ME
Property Size2,200 SF
Lot Size2.57 Acres
Price / SF$386.36
Days on Market127
Property Features for 743 N Berwick Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
005
Rooms
Basement
Basement
Unfinished, Partial
Accessibility
Accessible Approach with Ramp
Lot features
Near Turnpike/ Interstate
Standard status
Active
Size
2,200 SF
Lot size
2.57 Acres
Utilities
Cooling system
Central Air
Building Details
Year built
1986
Flooring type
Tile, Laminate, Vinyl
Building materials
Vinyl Siding
Roof type
Shingle
Listing Agency:
RE/MAX Realty One · RE/MAX International
(207) 646-4546
Listed By:
Dawson Sibley · License #SA924953
(207) 333-0400
Added: Apr 8
Changed: Aug 4
Last Checked: Aug 12 at 10:06AM
MLS# 1657031
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.
Investment Insights
Based on property information with market context.
This pizza restaurant building is currently laid out for restaurant use and includes a spacious dining area and a fully equipped kitchen. The property sits on a 2.57-acre lot and contains 2,200 square feet, with vinyl, tile, and laminate flooring noted. Built in 1986, the building features vinyl siding and a shingle roof, with a basement included in the room inventory. Central air is provided, and the property includes an accessible approach with a ramp.
Located at 743 N Berwick Road in Wells, Maine, the space is positioned in a high-traffic area with accessibility intended for customer convenience. On-site parking is listed as 28 spots, supporting easy customer arrivals.
The configuration and finishes are geared toward operating a full-service pizza restaurant, with dedicated dining and kitchen space plus convenient parking and accessibility features.
Located at 743 N Berwick Road in Wells, Maine, the space is positioned in a high-traffic area with accessibility intended for customer convenience. On-site parking is listed as 28 spots, supporting easy customer arrivals.
The configuration and finishes are geared toward operating a full-service pizza restaurant, with dedicated dining and kitchen space plus convenient parking and accessibility features.
Key Highlights
- 2.57‑acre lot with 2,200 SF pizza restaurant building
- Currently laid out as a pizza restaurant with dining area and fully equipped kitchen
- Central air and an accessible approach with ramp
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
$26,608
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
3.13%
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%
$532,160
$532.2K
Cap Rate 7%
$380,114
$380.1K
Cap Rate 9%
$295,644
$295.6K
Market Conditions
NOI Build-Up for 2,200 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
$39.6K $18.00/SF
− Vacancy
−$4.1K −$1.87/SF
EGI
$35.5K $16.13/SF
− OpEx
−$8.9K −$4.03/SF
NOI
$26.6K $12.09/SF
Area
York County, ME
Vacancy
10.41%
Lease Rate
$18.00 /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%
$532,160
Cap Rate 7%
$380,114
Cap Rate 9%
$295,644
Alternative Uses
Best Use
Specialty Retail
$380.1K
$332.6K – $443.5K
NOI $26,608 @ 7.0% cap · market cap 3.13%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$697.4K
$610.2K – $813.6K
NOI $48,817 @ 7.0% cap · market cap 5.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
18
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 04090, ME
11,314
Population
9,590
Households
1.2
Avg Household Size
53
Median Age
38%
College-Educated
92%
High-School Grad
57.7 sq mi
ZIP Area
196
Density / Sq Mi
$83,900
Median Household Income
$47,928
Median Earnings
$1,313
Median Rent
$445,800
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Conventional restaurant - Pizza restaurant building with central air and an accessible approach with ramp.
Where is this conventional restaurant located?
The property is located at 743 N Berwick Road Wells, ME.
What is the asking price?
The asking price for this property is $850,000.
What are key features of this property?
This property features: 2.57‑acre lot with 2,200 SF pizza restaurant building; Currently laid out as a pizza restaurant with dining area and fully equipped kitchen; Central air and an accessible approach with ramp
