Prime Commercial Land
For Sale
$650,000
Pending
910 Post Road, Wells, ME 04090
Land suitable for retail, restaurant, or office development.
Property Size2,076 SF
Days on Market871
Property Features for 910 Post Road
General Information
Standard status
Pending
Size
2,076 SF
Property subtype
Commercial/Industrial
Taxes and HOA fees
Annual Taxes
$1,758
Listing Agency:
Roxane Cole Commercial Real Estate LLC
(207) 653-6702
Listed By:
Roxane Cole · License #DB110981
(207) 653-6702
Source:
Exitrealty
Added: Mar 25, 2024
Changed: Aug 8
Last Checked: Aug 12 at 6:43AM
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 Roxane Cole Commercial Real Estate LLC
Investment Insights
Based on property information with market context.
This property is located in the center of the retail and professional business district. The site is suitable for retail, restaurant, medical office, professional office, and flex/service development. Engineered plans allow for development with a drive-through, or a larger building may be built without a drive-through. The property size is 2076 square feet. Wells has strong demand for food and services due to its growing year-round appeal and robust tourist market.
Key Highlights
- Prime location in the center of the retail and professional business district.
- Ideal for various development types: retail, restaurant, medical office, professional office, and flex/service.
- Engineered plans allow for drive‑through development.
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
$34,005
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
5.23%
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%
$680,100
$680.1K
Cap Rate 7%
$485,786
$485.8K
Cap Rate 9%
$377,833
$377.8K
Market Conditions
NOI Build-Up for 2,076 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
$51.8K $24.96/SF
− Vacancy
−$6.5K −$3.12/SF
EGI
$45.3K $21.84/SF
− OpEx
−$11.3K −$5.46/SF
NOI
$34.0K $16.38/SF
Area
York County, ME
Vacancy
12.50%
Lease Rate
$24.96 /SF/Yr
Expense Ratio
25.00%
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%
$680,100
Cap Rate 7%
$485,786
Cap Rate 9%
$377,833
Alternative Uses
Best Use
Office B
$485.8K
$425.1K – $566.8K
NOI $34,005 @ 7.0% cap · market cap 5.23%
Second Best
Retail
$360.2K
$315.1K – $420.2K
NOI $25,211 @ 7.0% cap · market cap 3.88%
Theoretical Best
Office A
$658.1K
$575.8K – $767.8K
NOI $46,066 @ 7.0% cap · market cap 7.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
79
Businesses Nearby
Explore this area
Business Placement
Demographics for 04090, ME
11,314
Population
9,590
Households
1.2
Avg Household Size
53
Median Age
38%
College-Educated
92%
High-School Grad
57.7 sq mi
ZIP Area
196
Density / Sq Mi
$83,900
Median Household Income
$47,928
Median Earnings
$1,313
Median Rent
$445,800
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Commercial land - Land suitable for retail, restaurant, or office development.
Where is this commercial land located?
The property is located at 910 Post Road Wells, ME.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: Prime location in the center of the retail and professional business district.; Ideal for various development types: retail, restaurant, medical office, professional office, and flex/service.; Engineered plans allow for drive‑through development.
