Mixed-Use Property with Two
For Sale
$350,000
808 Sebago Road, Sebago, ME 04029
Vacant mixed-use property built in 1999 with two separate entrances and ample parking on the Rt 114 corridor.
Property Size1,024 SF
Days on Market245
Property Features for 808 Sebago Road
General Information
Standard status
Active
Size
1,024 SF
Property subtype
Commercial
Zoning
VILLAGE DISTRICT
Taxes and HOA fees
Annual Taxes
$2,199
Building Details
Building Size
1,024 SF
Year Built
1999
Listing Agency:
Keller Williams Realty
(207) 710-1477
Listed By:
Cristina Eugen
(207) 710-1477
Source:
Startpoint
Added: Dec 10, 2025
Changed: Aug 11
Last Checked: Aug 12 at 12:32PM
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 vacant mixed-use property at 808 Sebago Road in Sebago, ME was built in 1999 and offers a flexible layout with two separate entrances and ample parking. Photos show retail usage of the space, but the property is presently vacant and available for a new concept. The property is being sold as is, and buyers should perform their own investigations and due diligence regarding development and zoning requirements with the Town.
The location is off Rt 114 near Nason’s Beach and the boat launch, as well as Gemme’s General Store, supporting 4-season exposure in a Gateway to the Lakes Region. The property also presents as a mixed-use option with potential for multiple uses, depending on applicable Town requirements.
For buyers considering a development or redevelopment plan, two separate entrances can simplify tenanting and operational separation, while the on-site parking can support retail and other customer-facing uses.
The location is off Rt 114 near Nason’s Beach and the boat launch, as well as Gemme’s General Store, supporting 4-season exposure in a Gateway to the Lakes Region. The property also presents as a mixed-use option with potential for multiple uses, depending on applicable Town requirements.
For buyers considering a development or redevelopment plan, two separate entrances can simplify tenanting and operational separation, while the on-site parking can support retail and other customer-facing uses.
Key Highlights
- Vacant mixed‑use property built in 1999
- Two separate entrances
- Ample on‑site parking
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 - Vacant mixed-use property built in 1999 with two separate entrances and ample parking on the Rt 114 corridor.
Where is this mixed-use property located?
The property is located at 808 Sebago Road 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: Vacant mixed‑use property built in 1999; Two separate entrances; Ample on‑site parking
