Vacant Mixed-Use
For Sale
$350,000
808 Sebago Rd, Sebago, ME 04029
Two separate entrances and ample parking support flexible occupancy in a visible roadside setting.
Property Size1,024 SF
Price / SF$341.80
Days on Market90
Property Features for 808 Sebago Rd
General Information
Standard status
Active
Size
1,024 SF
Building Details
Year Built
1999
Listing Agency:
Keller Williams Realty
Listed By:
Cristina Eugen
Source:
Aroostookrealestate
Added: Jun 3
Changed: Aug 28
Last Checked: Aug 30 at 6:55PM
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 Keller Williams Realty
Investment Insights
Based on property information with market context.
This 1,024-square-foot mixed-use property, built in 1999, is currently vacant and offered in as-is condition. Two separate entrances and ample parking provide a practical configuration for a future venture. Photos show the space arranged for retail use, while the property is positioned as a mixed-use opportunity.
The site is located off Rt 114 near Nason's Beach and boat launch and Gemme's General Store, with views of Sebago Lake. It is also described as being near Naples, Standish, Gorham, downtown Portland, the Lakes Region, major ski resorts, and the White Mountains. Buyers are responsible for investigating development and zoning requirements directly with the Town of Sebago.
The site is located off Rt 114 near Nason's Beach and boat launch and Gemme's General Store, with views of Sebago Lake. It is also described as being near Naples, Standish, Gorham, downtown Portland, the Lakes Region, major ski resorts, and the White Mountains. Buyers are responsible for investigating development and zoning requirements directly with the Town of Sebago.
Key Highlights
- 1,024‑square‑foot mixed‑use property built in 1999
- Currently vacant and offered in as‑is condition
- Two separate entrances
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
$12,718
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
3.63%
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%
$254,360
$254.4K
Cap Rate 7%
$181,686
$181.7K
Cap Rate 9%
$141,311
$141.3K
Market Conditions
NOI Build-Up for 1,024 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
$22.1K $21.60/SF
− Vacancy
−$1.8K −$1.73/SF
EGI
$20.3K $19.87/SF
− OpEx
−$7.6K −$7.45/SF
NOI
$12.7K $12.42/SF
Area
Cumberland County, ME
Vacancy
8.00%
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%
$254,360
Cap Rate 7%
$181,686
Cap Rate 9%
$141,311
Alternative Uses
Best Use
Mixed Use
$181.7K
$159.0K – $212.0K
NOI $12,718 @ 7.0% cap · market cap 3.63%
Second Best
Retail
$153.0K
$133.9K – $178.5K
NOI $10,709 @ 7.0% cap · market cap 3.06%
Theoretical Best
Office A
$281.4K
$246.3K – $328.4K
NOI $19,701 @ 7.0% cap · market cap 5.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
14
Businesses Nearby
Explore this area
Business Placement
Demographics for 04029, ME
1,917
Population
1,506
Households
1.3
Avg Household Size
47
Median Age
24%
College-Educated
87%
High-School Grad
32.9 sq mi
ZIP Area
58
Density / Sq Mi
$71,845
Median Household Income
$40,838
Median Earnings
$1,302
Median Rent
$272,900
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Two separate entrances and ample parking support flexible occupancy in a visible roadside setting.
Where is this mixed-use property located?
The property is located at 808 Sebago Rd Sebago, ME.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: 1,024‑square‑foot mixed‑use property built in 1999; Currently vacant and offered in as‑is condition; Two separate entrances
