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    Waterfront Land in Island Falls, ME Title is generated by Realmo AI

    Merriman Road lot 46H, Island Falls, ME 04747

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    For Sale
    $39,000

    LAND - Island Falls, ME

    Lot size:
    3.00 Acres
    Added:
    May 13, 2026
    Days on Market:
    1
    Last Refresh:
    May 13 at 10:06 pm

    Property Features for Merriman Road lot 46H

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    See Town
    Parking features
    Driveway
    Standard status
    Active
    Lot size
    3.00 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    244

    Utilities

    Sewer type
    Private Sewer
    Water source
    Private
    Water front features
    Stream
    Water front
    1

    We can help!

    Listing Contact
    Alan Staples

    Listing agent Alan Staples

    Listing office Acres Away, Inc. 309 West Broadway, Lincoln, ME

    Listing date May 13, 2026

    MLS# 1662022 Listing URL

    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.

    HighLights

    • 3‑acre waterfront lot with 420 feet of frontage on the West Branch of the Mattawamkeag River, offering scenic views and direct water access.
    • Possible owner financing and additional acreage available.
    • Direct access to the ITS snowmobile trail system for winter recreation and proximity to ATV trails, hunting, and other outdoor activities.
    • Located in Island Falls, a welcoming community known for its outdoor lifestyle.
    • The West Branch of the Mattawamkeag River is known for its natural beauty and excellent habitat for fish species.
    • Recently surveyed property in a largely undeveloped area, providing a private and peaceful setting.

    Overview

    This 3-acre waterfront lot is located on Merriman Road in Island Falls, Maine. The property has approximately 420 feet of frontage on the West Branch of the Mattawamkeag River. The West Branch of the Mattawamkeag River stretches over 50 miles and flows through lakes and forested landscapes before joining the main Mattawamkeag River. The river system is known for its natural beauty and habitat for fish species such as smallmouth bass, white perch, and chain pickerel. The surrounding area is largely undeveloped. The property is located directly on the ITS snowmobile trail system, and the warmer months offer opportunities for ATV riding, hunting, fishing, canoeing, kayaking, and boating. Island Falls is a small community known for its outdoor lifestyle and access to lakes, rivers, and trail systems. The property was recently surveyed. Additional acreage is available. Possible owner financing is available.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Waterfront Land

    Map

    City
    Island Falls
    County
    Aroostook
    State
    Maine
    Longitude
    -68.261401
    Latitude
    45.997337

    Nearby Similar for Sale

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    FAQs

    What type of property is this?
    Waterfront Land - 3-acre waterfront lot with river frontage in Island Falls.
    Where is this waterfront land located?
    The property is located at Merriman Road lot 46H Island Falls, ME.
    What is the asking price?
    The asking price for this property is $39,000.
    What are key features of this property?
    This property features: 3‑acre waterfront lot with 420 feet of frontage on the West Branch of the Mattawamkeag River, offering scenic views and direct water access.; Possible owner financing and additional acreage available.; Direct access to the ITS snowmobile trail system for winter recreation and proximity to ATV trails, hunting, and other outdoor activities.
    (239) 398-0261
    We can help!
    Listing Contact
    Alan Staples
    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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