Mixed-Use Property with Rental
For Sale
$625,000
76 and 80 Sewall Street, Augusta, ME 04330
Two buildings combine office space with short-term rental use and a separately accessed garage.
Property Size4,361 SF
Price / SF$143.32
Days on Market132
Property Features for 76 and 80 Sewall Street
General Information
Standard status
Active
Size
4,361 SF
Property subtype
Commercial
Lease Term
[]
Building Details
Year Built
1933
Listing Agency:
ERA Dawson-Bradford Co.
Listed By:
Gwen Cushing
(207) 680-3667
Source:
Portsiderealestategroup
Added: Apr 22
Changed: Aug 30
Last Checked: Aug 30 at 5:09PM
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 ERA Dawson-Bradford Co.
Investment Insights
Based on property information with market context.
This mixed-use offering includes two properties with distinct commercial and lodging configurations. One is arranged as office space, while the other is currently used for short-term rental purposes. Together, the buildings provide multiple established use configurations within one property.
A garage adds another separately accessed component, allowing it to function independently from the main buildings. The property is located at 76 and 80 Sewall Street in Augusta, Maine, and the improvements date to 1933. The overall property size is 4,361.
A garage adds another separately accessed component, allowing it to function independently from the main buildings. The property is located at 76 and 80 Sewall Street in Augusta, Maine, and the improvements date to 1933. The overall property size is 4,361.
Key Highlights
- Two properties included at 76 and 80 Sewall Street, Augusta, ME 04330
- Current configuration includes office space and short‑term rental use
- Garage has a separate entrance from the primary buildings
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
$44,989
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
7.20%
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%
$899,780
$899.8K
Cap Rate 7%
$642,700
$642.7K
Cap Rate 9%
$499,878
$499.9K
Market Conditions
NOI Build-Up for 4,361 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
$78.5K $18.00/SF
− Vacancy
−$6.5K −$1.49/SF
EGI
$72.0K $16.51/SF
− OpEx
−$27.0K −$6.19/SF
NOI
$45.0K $10.32/SF
Area
Kennebec County, ME
Vacancy
8.30%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
37.50%
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%
$899,780
Cap Rate 7%
$642,700
Cap Rate 9%
$499,878
Alternative Uses
Best Use
Office B
$880.7K
$770.6K – $1.03M
NOI $61,648 @ 7.0% cap · market cap 9.86%
Second Best
Mixed Use
$642.7K
$562.4K – $749.8K
NOI $44,989 @ 7.0% cap · market cap 7.20%
Theoretical Best
Warehouse
$6.51M
$5.69M – $7.59M
NOI $455,433 @ 7.0% cap · market cap 72.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,235
Businesses Nearby
Explore this area
Business Placement
Demographics for 04330, ME
26,322
Population
13,017
Households
2
Avg Household Size
44
Median Age
28%
College-Educated
95%
High-School Grad
116.9 sq mi
ZIP Area
225
Density / Sq Mi
$55,158
Median Household Income
$43,177
Median Earnings
$912
Median Rent
$197,600
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 - Two buildings combine office space with short-term rental use and a separately accessed garage.
Where is this mixed-use property located?
The property is located at 76 and 80 Sewall Street Augusta, ME.
What is the asking price?
The asking price for this property is $625,000.
What are key features of this property?
This property features: Two properties included at 76 and 80 Sewall Street, Augusta, ME 04330; Current configuration includes office space and short‑term rental use; Garage has a separate entrance from the primary buildings
