Medical Office Building with
For Sale
$399,900
92 S Main Street, Brewer, ME 04412
Main-street commercial property with on-site parking, an upstairs apartment, and flexible interior rooms.
Property Size3,643 SF
Days on Market426
Property Features for 92 S Main Street
General Information
Standard status
Active
Size
3,643 SF
Total Parking Spaces
10
Property subtype
Commercial
Zoning
CB
Site & Location
Road Access
Yes
Utilities to Site
Yes
Taxes and HOA fees
Annual Taxes
$7,700
Amenities
public water
public sewer
multiple heat sources
full basement
additional storage building
Building Details
Building Size
3,643 SF
Year Built
1900
Buildings
2
Stories
2
Listing Agency:
ERA Dawson-Bradford Co.
(207) 947-3363
Listed By:
Adrian Nadeau
(207) 947-3363
Source:
Startpoint
Added: Jun 23, 2025
Changed: Aug 21
Last Checked: Aug 21 at 2:04PM
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 ERA Dawson-Bradford Co.
Investment Insights
Based on property information with market context.
Located at 92 S Main Street in Brewer, Maine, this commercial property includes a primary building with over 3600 square feet, an upstairs apartment, and a separate steel storage building. The main level contains a reception area, patient seating, three exam rooms, a lab, an open meeting room with kitchen, and a private office area that can accommodate additional offices. A full basement provides further storage, while public water and public sewer serve the property. Multiple heat sources are in place, and the building has been updated over time.
The upstairs apartment has a separate entrance and includes two bedrooms, one bathroom, a living room, a kitchen, and washer and dryer hookups. The property is positioned on a corner lot with road frontage and on-site parking for up to ten vehicles. CB zoning and the existing commercial layout support the property's established medical office configuration.
The upstairs apartment has a separate entrance and includes two bedrooms, one bathroom, a living room, a kitchen, and washer and dryer hookups. The property is positioned on a corner lot with road frontage and on-site parking for up to ten vehicles. CB zoning and the existing commercial layout support the property's established medical office configuration.
Key Highlights
- Over 3600 square feet in the main commercial building
- Three exam rooms, lab area, reception, patient seating, meeting room, kitchen, and office space
- Upstairs apartment with separate entrance, 2 bedrooms, 1 bathroom, kitchen, and washer and dryer hookups
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
$26,107
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
6.53%
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%
$522,140
$522.1K
Cap Rate 7%
$372,957
$373.0K
Cap Rate 9%
$290,078
$290.1K
Market Conditions
NOI Build-Up for 3,643 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
$45.9K $12.60/SF
− Vacancy
−$4.1K −$1.13/SF
EGI
$41.8K $11.47/SF
− OpEx
−$15.7K −$4.30/SF
NOI
$26.1K $7.17/SF
Area
Penobscot County, ME
Vacancy
9.00%
Lease Rate
$12.60 /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%
$522,140
Cap Rate 7%
$372,957
Cap Rate 9%
$290,078
Alternative Uses
Best Use
Office B
$735.7K
$643.7K – $858.3K
NOI $51,498 @ 7.0% cap · market cap 12.88%
Second Best
Healthcare Medical
$603.4K
$528.0K – $704.0K
NOI $42,240 @ 7.0% cap · market cap 10.56%
Theoretical Best
Office A
$1.18M
$1.03M – $1.37M
NOI $82,361 @ 7.0% cap · market cap 20.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,120
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 04412, ME
9,672
Population
4,565
Households
2.1
Avg Household Size
43
Median Age
31%
College-Educated
95%
High-School Grad
15.2 sq mi
ZIP Area
636
Density / Sq Mi
$51,490
Median Household Income
$35,700
Median Earnings
$984
Median Rent
$218,100
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Medical Office Space - Main-street commercial property with on-site parking, an upstairs apartment, and flexible interior rooms.
Where is this medical office space located?
The property is located at 92 S Main Street Brewer, ME.
What is the asking price?
The asking price for this property is $399,900.
What are key features of this property?
This property features: Over 3600 square feet in the main commercial building; Three exam rooms, lab area, reception, patient seating, meeting room, kitchen, and office space; Upstairs apartment with separate entrance, 2 bedrooms, 1 bathroom, kitchen, and washer and dryer hookups
