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    Waterfront Recreation Land Tract Title is generated by Realmo AI

    M10-l18e East B Hill Road, Newry, ME 04261

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    For Sale
    $1,200,000

    Large Maine tract with near-river frontage, established interior access, and conservation-adjacent setting for outdoor recreation.

    Type:Land
    Property size:
    23,958,000 SF
    Lot size:
    550.00 Acres
    Price / SF:
    $0.05/SF
    Added:
    Jun 1, 2026
    Days on Market:
    6
    Last Refresh:
    Jun 6 at 2:25 am

    Property Features for M10-l18e East B Hill Road

    General Information

    Standard status
    Active
    Size
    23,958,000 SF
    Lot size
    550.00 Acres
    Property subtype
    Land

    We can help!

    Listing Contact
    Mark Leathers

    Listing agent Mark Leathers

    Listing office Realty of Maine

    Listing date Jun 1, 2026

    Source Compass

    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 Realty of Maine

    HighLights

    • 550‑acre tract in western Maine with nearly 2 miles of frontage on the Swift Cambridge River
    • Over 7,000 feet of road frontage and an established interior road for access throughout the property
    • Bordering extensive conservation lands and adjoining property managed by the United States Fish and Wildlife Service
    • Timberland and wildlife habitat with noted presence of moose, black bear, and deer
    • Near outdoor recreation access, including Lake Umbagog State Park with a modern public boat launch and minutes to Grafton Notch State Park

    Overview

    This offering consists of a 550-acre tract in western Maine featuring nearly two miles of frontage on the Swift Cambridge River. The property combines waterfront with timberland and wildlife habitat, and it includes an established interior road that extends into the acreage for access and exploration.

    Access is provided by an impressive 7,000+ feet of frontage on a public road. The land borders extensive conservation holdings and adjoins property managed by the United States Fish and Wildlife Service, placing it within a protected wilderness corridor. The Swift Cambridge River watershed is described as remote and scenic, and the area is associated with year-round outdoor activity.

    For buyers seeking a recreational or conservation-minded property, the river frontage supports fishing and water access, while the timberland and surrounding protected areas align with hunting and wildlife viewing. The presence of interior road access can be useful for maintaining and using the property for private recreation or long-term stewardship. Lake Umbagog State Park is a few miles away with a modern public boat launch, and Grafton Notch State Park is minutes from the property, supporting additional hiking and seasonal recreation options.
    Location Intelligence

    Current Use by Public Records

    Waterfront Land

    Suggested Use

    Discount Store Department Store

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Newry
    County
    Oxford
    State
    Maine
    Longitude
    -70.933516
    Latitude
    44.676486

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    FAQs

    What type of property is this?
    Waterfront Land - Large Maine tract with near-river frontage, established interior access, and conservation-adjacent setting for outdoor recreation.
    Where is this waterfront land located?
    The property is located at M10-l18e East B Hill Road Newry, ME.
    What is the asking price?
    The asking price for this property is $1,200,000.
    What are key features of this property?
    This property features: 550‑acre tract in western Maine with nearly 2 miles of frontage on the Swift Cambridge River; Over 7,000 feet of road frontage and an established interior road for access throughout the property; Bordering extensive conservation lands and adjoining property managed by the United States Fish and Wildlife Service
    (207) 356-4388
    We can help!
    Listing Contact
    Mark Leathers
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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    M10-l18e East B Hill Road, Newry, ME 04261
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