Building Details

Year built 1875

Flooring type Vinyl, Concrete, Wood

Building materials Wood Frame

Roof type Shingle

Listing Agency: Maine Real Estate Pros s***@gmail.com Show Phone

Listed By: John Danforth Show Phone

Added: Jul 8 Changed: Aug 4 Last Checked: Aug 12 at 12:06PM

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MLS# 1657204

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 for-sale commercial property includes a garage and an office on a 4.33+/- acre lot with ample parking. The site is described as having a blend of residential and commercial potential, with a historic home and commercial structure that require substantial work. Buyers should plan for a renovation and restoration approach to bring the improvements back to usable condition.

The property is located on busy Route 196 and is situated just minutes off Interstate 95, supporting convenient regional access. The listing notes exceptional visibility and frontage, which can be beneficial for automotive-related operations or owner-occupants seeking presence along a high-traffic corridor. The asset is in a Resource Protection Zone, which is an important consideration for development plans and permitted activity.

For the right buyer, the on-site garage and office layout provides a practical starting point for an automotive-focused business or a combined live/work concept, assuming the intended use aligns with the Resource Protection zoning requirements. Because the property requires substantial work, it may be best suited for investors, contractors, and owner-occupants prepared to manage renovation and restoration of both the historic home and the commercial components.

Key Highlights

• Commercial property on busy Route 196, minutes off Interstate 95
• Set on 4.33+/- acres with roadside frontage and ample parking on‑site
• Includes a garage and office

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

$12,142

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

6.56%

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%

$242,840 $242.8K

Cap Rate 7%

$173,457 $173.5K

Cap Rate 9%

$134,911 $134.9K

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

$20.9K $18.00/SF

− Vacancy

−$3.6K −$3.06/SF

EGI

$17.3K $14.94/SF

− OpEx

−$5.2K −$4.48/SF

NOI

$12.1K $10.46/SF

Area

Androscoggin County, ME

Vacancy

17.00%

Lease Rate

$18.00 /SF/Yr

Expense Ratio

30.00%

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%

$242,840

Cap Rate 7%

$173,457

Cap Rate 9%

$134,911

Alternative Uses

Best Use

Industrial

$1.70M

$1.49M – $1.98M (±1% cap)

NOI $118,870 @ 7.0% cap · market cap 64.25%

Second Best

Office B

$268.8K

$235.2K – $313.6K (±1% cap)

NOI $18,813 @ 7.0% cap · market cap 10.17%

Theoretical Best

Warehouse

$2.06M

$1.80M – $2.41M (±1% cap)

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

Auto shops

Suggested Use

Top Pick Electrical Service Auto Parts Store Plumbing Service Building Supply Furniture & Home Goods Grocery & Convenience Store

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

Yes

Highway access

Yes

Paved road access

Location Intelligence

Trade Area within ½ mile

47

Businesses Nearby

Well-served

Demand for This Use

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

13.1% 2019

15.4% 2020

17.6% 2021

19.1% 2022

20.2% 2023

20.9% 2024

19.9% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this auto shops located? What is the asking price? Find similar properties ... What are key features of this property?

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Similar Off Market Nearby

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Frequently Asked Questions

What type of property is this?

Auto shop - Garage and office on a sizeable lot with ample parking, suited for buyers ready to renovate under Resource Protection zoning.

Where is this auto shop located?

The property is located at 8 Lisbon Street 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: Commercial property on busy Route 196, minutes off Interstate 95; Set on 4.33+/- acres with roadside frontage and ample parking on‑site; Includes a garage and office