Flexible Mixed-Use
For Sale
$250,000
97 Church St, Dexter, ME 04930
Four offices, a kitchen, and an unfinished room support business or residential configuration.
Property Size1,920 SF
Price / SF$130.21
Days on Market41
Property Features for 97 Church St
General Information
Standard status
Active
Size
1,920 SF
Additional Details
Office Units
4
Building Details
Year Built
2013
Buildings
1
Construction
2x6 construction
Listing Agency:
EXP Realty
(207) 717-4950
Listed By:
Debra Santos-Chapman
Source:
603luxury
Added: Jul 20
Changed: Aug 29
Last Checked: Aug 29 at 1:40PM
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 EXP Realty
Investment Insights
Based on property information with market context.
Built in 2013, this 1,920-square-foot mixed-use building combines four separate offices with a large eat-in kitchen, half bath, and utility room. A second large room is currently unfinished, providing additional interior space for business use or conversion to an apartment. The property also features 2x6 construction, level entry, and mixed zoning.
The building offers ample parking and is positioned close to town with visibility from the surrounding area. Its existing office layout and additional unfinished space provide a combination of ready-to-use areas and room for further configuration.
The building offers ample parking and is positioned close to town with visibility from the surrounding area. Its existing office layout and additional unfinished space provide a combination of ready-to-use areas and room for further configuration.
Key Highlights
- 1,920‑square‑foot mixed‑use building built in 2013
- Four separate offices plus a large eat‑in kitchen
- Large unfinished room for additional business space or apartment conversion
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
$13,759
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
5.50%
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%
$275,180
$275.2K
Cap Rate 7%
$196,557
$196.6K
Cap Rate 9%
$152,878
$152.9K
Market Conditions
NOI Build-Up for 1,920 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
$24.2K $12.60/SF
− Vacancy
−$2.2K −$1.13/SF
EGI
$22.0K $11.47/SF
− OpEx
−$8.3K −$4.30/SF
NOI
$13.8K $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%
$275,180
Cap Rate 7%
$196,557
Cap Rate 9%
$152,878
Alternative Uses
Best Use
Office B
$387.7K
$339.3K – $452.4K
NOI $27,141 @ 7.0% cap · market cap 10.86%
Second Best
Mixed Use
$196.6K
$172.0K – $229.3K
NOI $13,759 @ 7.0% cap · market cap 5.50%
Theoretical Best
Office A
$620.1K
$542.6K – $723.5K
NOI $43,407 @ 7.0% cap · market cap 17.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Office units
Location Intelligence
Trade Area within ½ mile
196
Businesses Nearby
Explore this area
Business Placement
Demographics for 04930, ME
4,287
Population
2,463
Households
1.7
Avg Household Size
48
Median Age
17%
College-Educated
92%
High-School Grad
60.3 sq mi
ZIP Area
71
Density / Sq Mi
$53,537
Median Household Income
$38,085
Median Earnings
$891
Median Rent
$159,200
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?
Mixed-use property - Four offices, a kitchen, and an unfinished room support business or residential configuration.
Where is this mixed-use property located?
The property is located at 97 Church St Dexter, ME.
What is the asking price?
The asking price for this property is $250,000.
What are key features of this property?
This property features: 1,920‑square‑foot mixed‑use building built in 2013; Four separate offices plus a large eat‑in kitchen; Large unfinished room for additional business space or apartment conversion
