Commercial Land With
For Sale
$185,000
8 Lisbon St, Lisbon, ME 04250
Improved commercial acreage includes a garage, office, and on-site parking near Interstate 95.
Property Size1,161 SF
Price / SF$159.35
Days on Market41
Property Features for 8 Lisbon St
General Information
Standard status
Active
Size
1,161 SF
Building Details
Year Built
1875
Listing Agency:
Maine Real Estate Pros
(207) 376-5351
Listed By:
John Danforth
Source:
Soldbymichaelthomas
Added: Jul 20
Changed: Aug 28
Last Checked: Aug 25 at 5:28AM
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 Maine Real Estate Pros
Investment Insights
Based on property information with market context.
This commercial land offering spans 4.33+/- acres and includes existing improvements consisting of a garage, office, historic home, and commercial structure. The property requires substantial work and is suited to a renovation or restoration plan that incorporates both residential and commercial potential.
Located at 8 Lisbon St in Lisbon, Maine, the site fronts Route 196 and sits just minutes from Interstate 95. It is within a Resource Protection Zone. The property was built in 1875 and includes ample parking on the lot.
Located at 8 Lisbon St in Lisbon, Maine, the site fronts Route 196 and sits just minutes from Interstate 95. It is within a Resource Protection Zone. The property was built in 1875 and includes ample parking on the lot.
Key Highlights
- 4.33+/- acres with frontage on Route 196
- Garage and office included among the existing improvements
- Ample parking available on the lot
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
$13,699
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
7.40%
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%
$273,980
$274.0K
Cap Rate 7%
$195,700
$195.7K
Cap Rate 9%
$152,211
$152.2K
Market Conditions
NOI Build-Up for 1,161 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
$25.1K $21.60/SF
− Vacancy
−$3.2K −$2.72/SF
EGI
$21.9K $18.88/SF
− OpEx
−$8.2K −$7.08/SF
NOI
$13.7K $11.80/SF
Area
Androscoggin County, ME
Vacancy
12.60%
Lease Rate
$21.60 /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%
$273,980
Cap Rate 7%
$195,700
Cap Rate 9%
$152,211
Alternative Uses
Best Use
Office B
$268.8K
$235.2K – $313.6K
NOI $18,813 @ 7.0% cap · market cap 10.17%
Second Best
Mixed Use
$195.7K
$171.2K – $228.3K
NOI $13,699 @ 7.0% cap · market cap 7.40%
Theoretical Best
Warehouse
$2.06M
$1.80M – $2.41M
NOI $144,342 @ 7.0% cap · market cap 78.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
47
Businesses Nearby
Explore this area
Business Placement
Demographics for 04250, ME
4,813
Population
2,038
Households
2.4
Avg Household Size
46
Median Age
21%
College-Educated
95%
High-School Grad
11.7 sq mi
ZIP Area
411
Density / Sq Mi
$71,903
Median Household Income
$49,091
Median Earnings
$854
Median Rent
$225,500
Median Home Value
Market
Vacancy Rate% for Office 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?
Commercial land - Improved commercial acreage includes a garage, office, and on-site parking near Interstate 95.
Where is this commercial land located?
The property is located at 8 Lisbon St Lisbon, ME.
What is the asking price?
The asking price for this property is $185,000.
What are key features of this property?
This property features: 4.33+/- acres with frontage on Route 196; Garage and office included among the existing improvements; Ample parking available on the lot
