Mixed-Use Property with
For Sale
$425,000
82 Libby Hill Rd, Oakland, ME 04963
Commercial building combines an operating print business, residential space, and a full basement for business use or storage.
Property Size4,112 SF
Price / SF$103.36
Days on Market14
Property Features for 82 Libby Hill Rd
General Information
Standard status
Active
Size
4,112 SF
Building Details
Year Built
1979
Listing Agency:
Harborview Properties, Inc.
Listed By:
Francis Curran
Source:
Aroostookrealestate
Added: Aug 16
Changed: Aug 28
Last Checked: Aug 25 at 4:00AM
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 Harborview Properties, Inc.
Investment Insights
Based on property information with market context.
This mixed-use property contains 4,112 square feet and was built in 1979. The building is currently used for printing and embroidery operations, with a layout that includes dedicated commercial workspace and a full basement suitable for additional operating area or storage.
A three-bedroom apartment occupies the second floor and is presently used in connection with the business. The combination of commercial operations, residential space, and basement utility creates a diversified configuration within one building. The property is located at 82 Libby Hill Road in Oakland, Maine.
A three-bedroom apartment occupies the second floor and is presently used in connection with the business. The combination of commercial operations, residential space, and basement utility creates a diversified configuration within one building. The property is located at 82 Libby Hill Road in Oakland, Maine.
Key Highlights
- 4,112‑square‑foot mixed‑use property built in 1979
- Currently operating as a printing and embroidery business
- Three‑bedroom apartment on the second floor
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
$25,958
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
6.11%
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%
$519,160
$519.2K
Cap Rate 7%
$370,829
$370.8K
Cap Rate 9%
$288,422
$288.4K
Market Conditions
NOI Build-Up for 4,112 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
$41.0K $9.96/SF
− Vacancy
−$1.0K −$0.25/SF
EGI
$39.9K $9.71/SF
− OpEx
−$14.0K −$3.40/SF
NOI
$26.0K $6.31/SF
Area
Kennebec County, ME
Vacancy
2.49%
Lease Rate
$9.96 /SF/Yr
Expense Ratio
35.00%
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%
$519,160
Cap Rate 7%
$370,829
Cap Rate 9%
$288,422
Alternative Uses
Best Use
Industrial
$5.05M
$4.42M – $5.89M
NOI $353,648 @ 7.0% cap · market cap 83.21%
Second Best
Mixed Use
$606.0K
$530.3K – $707.0K
NOI $42,420 @ 7.0% cap · market cap 9.98%
Theoretical Best
Warehouse
$6.13M
$5.37M – $7.16M
NOI $429,429 @ 7.0% cap · market cap 101.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
44
Businesses Nearby
Explore this area
Business Placement
Demographics for 04963, ME
7,358
Population
4,279
Households
1.7
Avg Household Size
45
Median Age
24%
College-Educated
95%
High-School Grad
51.1 sq mi
ZIP Area
144
Density / Sq Mi
$73,611
Median Household Income
$49,913
Median Earnings
$885
Median Rent
$228,200
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Commercial building combines an operating print business, residential space, and a full basement for business use or storage.
Where is this mixed-use property located?
The property is located at 82 Libby Hill Rd Oakland, ME.
What is the asking price?
The asking price for this property is $425,000.
What are key features of this property?
This property features: 4,112‑square‑foot mixed‑use property built in 1979; Currently operating as a printing and embroidery business; Three‑bedroom apartment on the second floor
