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    Recreation Land with Driveway Title is generated by Realmo AI

    Merriman Road lot 46I-1, Island Falls, ME 04747

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    For Sale
    $39,000

    LAND - Island Falls, ME

    Lot size:
    22.00 Acres
    Added:
    Jun 3, 2026
    Days on Market:
    1
    Last Refresh:
    Jun 3 at 2:06 pm

    Property Features for Merriman Road lot 46I-1

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    See Town
    Standard status
    Active
    Lot size
    22.00 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    396

    Utilities

    Sewer type
    Private Sewer
    Water source
    Private
    Water front features
    Lake, 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 Jun 3, 2026

    MLS# 1665151 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

    • 22‑acre surveyed parcel on Merriman Road in Island Falls, ME
    • Driveway already in place for easy access and parking
    • Waterfront/water features include lake and stream; private water source and private sewer
    • Town‑owned lot maintained by the Town of Island Falls with canoe and kayak access
    • Nearby public access point to the river across the road within walking distance
    • Four‑season recreation area with access to ATV trails and the ITS snowmobile trail system

    Overview

    Spacious 22-acre parcel offering a natural setting with a mix of woods and open areas. A driveway is already in place, providing straightforward access into the property and an ideal location to park a camper or set up a temporary base while planning next steps. The land is surveyed and positioned for flexible development, whether you’re looking to establish a camp or cabin or hold the property for future residential use.

    The property is located on Merriman Road in the quiet town of Island Falls, Maine. The area is described as a four-season recreational destination, with access to ATV trails and the ITS snowmobile trail system for miles of maintained riding. Outdoor opportunities nearby include hunting, fishing, four-wheeling, snowmobiling, and hiking, with numerous lakes, rivers, and streams in the region. A public access point to the river is located just across the road and within walking distance, and a town-owned lot maintained by the Town of Island Falls offers convenient canoe and kayak access.

    This parcel fits buyers who want privacy and room to create their own basecamp, particularly those seeking land connected to trail recreation and water access. The existing driveway supports immediate practical use for camping or early site preparation, while the size and setting provide options for a future camp, cabin, or home development in a remote, outdoor-oriented community.
    Property Profile Location Intelligence

    Current Use by Public Records

    Hunting land

    Map

    City
    Island Falls
    County
    Aroostook
    State
    Maine
    Longitude
    -68.262892
    Latitude
    45.99836

    Nearby Similar for Sale

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      Mattawamkeag Riverfront Lot Available

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    FAQs

    What type of property is this?
    Hunting land - Sizable wooded parcel with an existing driveway, well-suited for a camp, cabin, or future home in an outdoor-focused area.
    Where is this hunting land located?
    The property is located at Merriman Road lot 46I-1 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: 22‑acre surveyed parcel on Merriman Road in Island Falls, ME; Driveway already in place for easy access and parking; Waterfront/water features include lake and stream; private water source and private sewer
    (239) 398-0261
    We can help!
    Listing Contact
    Alan Staples
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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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