Building Details

Year built 1875

Flooring type Wood, Vinyl, Concrete

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 11 Changed: Sep 21 Last Checked: Sep 26 at 7:06PM

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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 mixed-use property comprises 4.33+/- acres with a 1,161-square-foot structure that includes a garage and office space. The improvements require substantial work and include a historic home and commercial structure, creating a renovation-oriented property with both residential and commercial potential. Wood-frame construction, wood, vinyl, and concrete flooring, oil heat, a shingle roof, public water, and public sewer are reported. The property dates to 1875 and includes basement space.

Located on Route 196, the site is described as having frontage and visibility, with access just minutes from Interstate 95. Resource Protection zoning applies to the property. Additional site features include parking and a setting that combines existing residential and commercial improvements across the acreage.

Key Highlights

• 4.33+/- acres
• 1,161 square feet of property size
• Garage and office included

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

7.83%

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

Industrial

$1.70M

$1.49M – $1.98M (±1% cap)

NOI $118,870 @ 7.0% cap · market cap 67.93%

Second Best

Mixed Use

$195.7K

$171.2K – $228.3K (±1% cap)

NOI $13,699 @ 7.0% cap · market cap 7.83%

Theoretical Best

Warehouse

$2.06M

$1.80M – $2.41M (±1% cap)

NOI $144,342 @ 7.0% cap · market cap 82.48%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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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

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 Retail in Northeast region

6% 2019

7.1% 2020

6.5% 2021

6% 2022

5.7% 2023

5.6% 2024

6% 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 mixed-use properties located? What is the asking price? Find similar properties What are key features of this property?

Frequently Asked Questions

What type of property is this?

Mixed-use property - The property includes a garage, office, parking, and improvements suited to residential and commercial use.

Where is this mixed-use property located?

The property is located at 8 Lisbon Street Lisbon, ME.

What is the asking price?

The asking price for this property is $175,000.

What are key features of this property?

This property features: 4.33+/- acres; 1,161 square feet of property size; Garage and office included