Retail Building with Attached
For Sale
$225,000
957 Sabattus Street, Lewiston, ME 04240
COMMERCIAL - Lewiston, ME
Property Size1,720 SF
Lot Size0.13 Acres
Price / SF$130.81
Days on Market95
Property Features for 957 Sabattus Street
General Information
Property type
Commercial Sale
Property subtype
Retail
Zoning
Highway Business
Lot features
Business District
Standard status
Active
Size
1,720 SF
Lot size
0.13 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
2741
Utilities
Sewer type
Public Sewer
Heating system
Oil
Water source
Public
Amenities
attached carport
Building Details
Year built
1978
Flooring type
Concrete
Building materials
Masonry, Block, Wood Siding
Roof type
Flat
Listing Agency:
Androvise Realty
(207) 333-6020
Listed By:
Chad Sylvester
(207) 333-6020
Added: May 20
Changed: Aug 4
Last Checked: Aug 22 at 1:06AM
MLS# 1663178
Copyright © 2026 Maine Listings. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 1,720-square-foot masonry and block retail building was constructed in 1978 and includes two connected sections. The larger 1,200-square-foot area has 14-foot walls, while the adjoining 520-square-foot section has 10-foot walls. An attached 480-square-foot carport extends along the side, and the property also includes a paved parking area. Concrete flooring, oil heat, public water, public sewer, and a flat roof complete the existing improvements.
The 0.13-acre site is positioned near a traffic-controlled light at 957 Sabattus Street in Lewiston and directly opposite Family Dollar. Traffic is reported at more than 16,000 vehicles per day. The building has served as both a two-bay garage and a dry cleaner facility, and a Phase I Environmental Site Assessment has been completed.
The 0.13-acre site is positioned near a traffic-controlled light at 957 Sabattus Street in Lewiston and directly opposite Family Dollar. Traffic is reported at more than 16,000 vehicles per day. The building has served as both a two-bay garage and a dry cleaner facility, and a Phase I Environmental Site Assessment has been completed.
Key Highlights
- 1,720‑square‑foot retail and service building on a 0.13‑acre lot
- 1,200‑square‑foot section with 14‑foot walls plus adjoining 520‑square‑foot section with 10‑foot walls
- Attached 480‑square‑foot carport and paved parking lot
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
$17,988
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
7.99%
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%
$359,760
$359.8K
Cap Rate 7%
$256,971
$257.0K
Cap Rate 9%
$199,867
$199.9K
Market Conditions
NOI Build-Up for 1,720 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
$31.0K $18.00/SF
− Vacancy
−$5.3K −$3.06/SF
EGI
$25.7K $14.94/SF
− OpEx
−$7.7K −$4.48/SF
NOI
$18.0K $10.46/SF
Area
Androscoggin County, ME
Vacancy
17.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
30.00%
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%
$359,760
Cap Rate 7%
$256,971
Cap Rate 9%
$199,867
Alternative Uses
Best Use
Industrial
$2.52M
$2.20M – $2.94M
NOI $176,103 @ 7.0% cap · market cap 78.27%
Second Best
Retail
$257.0K
$224.9K – $299.8K
NOI $17,988 @ 7.0% cap · market cap 7.99%
Theoretical Best
Warehouse
$3.05M
$2.67M – $3.56M
NOI $213,839 @ 7.0% cap · market cap 95.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
16,000 VPD
Traffic count
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
180
Businesses Nearby
40k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 58%
Dining 37%
Electronics 5%
Cumberland Farms
Shops & Services
17,086 visits/mo
0.4 miles
Dunkin' Donuts
Dining
11,124 visits/mo
0.5 miles
Family Dollar
Shops & Services
5,985 visits/mo
0.1 miles
Pizza Hut
Dining
3,641 visits/mo
0.2 miles
U.S. Cellular
Electronics
1,812 visits/mo
0.3 miles
Demographics for 04240, ME
37,121
Population
16,852
Households
2.2
Avg Household Size
38
Median Age
22%
College-Educated
90%
High-School Grad
34.1 sq mi
ZIP Area
1,089
Density / Sq Mi
$56,558
Median Household Income
$36,734
Median Earnings
$954
Median Rent
$214,200
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?
Retail space - Flexible masonry commercial building with paved parking and Highway Business zoning.
Where is this retail space located?
The property is located at 957 Sabattus Street Lewiston, ME.
What is the asking price?
The asking price for this property is $225,000.
What are key features of this property?
This property features: 1,720‑square‑foot retail and service building on a 0.13‑acre lot; 1,200‑square‑foot section with 14‑foot walls plus adjoining 520‑square‑foot section with 10‑foot walls; Attached 480‑square‑foot carport and paved parking lot
