Entity Owned Property summary
AI-generated overview
This exceptional 3,519 square foot Class A office space is available for sublease in the desirable Eastern Mall Office Park in South Portland, Maine. Located at 75 John Roberts Rd, 04106, this single-tenant space within a three-building, one-story complex offers a turnkey solution for businesses seeking immediate occupancy. Built in 1998 and extensively renovated in 2020, the space boasts a modern and efficient layout, currently configured with 10-12 private offices and 24 cubicles. All furniture, including standing-height adjustable desks, is included, eliminating the need for significant upfront investment. The property benefits from ample parking, with a generous ratio of approximately 5 spaces per 1,000 square feet (493 spaces total). Tenant signage opportunities are available, enhancing visibility and brand recognition. The strategic location offers easy access to downtown Portland and major transportation arteries, including the Maine Turnpike/I-95, I-295, and the Portland International Jetport. The property is zoned Maine Mall and situated in Cumberland County. This is a rare opportunity to secure high-quality, move-in ready office space in a prime South Portland location. The total building size is 31,376 square feet.
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
1989
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
27,800 SF
Lot
2.96 ac (128,938 SF)
Zoning code
MM
APN
SPOR M:075-A B:000B L:005
UPID
US42-0796472
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.34M
Blend (final)
Blend
$3.98M
Owner & transaction history
Zoning & alternative use
MM · South Portland, ME
Top alternative use upside
Commercial (general)
$6.3M
+16.6%
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 5 comparables with addresses
3 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$3.98M
Value range
$3.58M – $4.38M
±10% around blend
Estimated value / SF
$143 / SF
Confidence
High
5 county-verified comps
Property data
100
Market benchmarks
33
Comparable evidence
50
$3.58M
blend $3.98M
$4.38M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
27,800 SF
Lot area
2.96 ac
Year built
1989
Stories
1
APN
SPOR M:075-A B:000B L:005
Zoning
MM
Assessed value
$4,662,000
Annual tax
$65,921
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$2.71M
Weighted, 5 comps · high confidence
Evidence
5 found · 5 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
4.2 mi away · 26,753 SF
4.2 mi away · 26,753 SF
4.2 mi away · 26,753 SF
5.4 mi away · 22,522 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$3.98M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 93 sales
$194
-26%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $143/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Commercial (general)
Gross theoretical uplift
+17%
vs current-use indication
Office Building · current use
Retail Stores
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 5 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$4.66M
Move the market yield to see immediate price impact.
Value / SF
$168
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$294k
$5.87M
$4.20M
$3.26M
$326k
$6.53M
$4.66M
$3.63M
$359k
$7.18M
$5.13M
$3.99M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
5 found
High confidence · county-verified
Closest comparable
$4.60M
1.4 mi · Dec 2025 · $176/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$65,921
Tax year 2023
Assessed value
$4,662,000
Assessed 2023
Previous assessed
$4,662,000
+0.0% YoY
Effective rate
1.41%
On assessed value
Assessed land
$1,309,300
Assessed improvement
$3,352,700
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Status
Off-Market
Year built
1989
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Total area
27,800 SF
Lot
2.96 ac (128,938 SF)
Zoning code
MM
APN
SPOR M:075-A B:000B L:005
UPID
US42-0796472
Jurisdiction
SOUTH PORTLAND
Zoning & alternative use
MM · South Portland, MEZoning MM · permitted uses
MM · South Portland, ME
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1989
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Lot
2.96 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
MM
Jurisdiction
South Portland, ME
Recorded code
MM
Ownership Intelligence
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Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
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