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    Rte 182 Franklin Road Hancock, ME 04640

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    Claim this Listing
    New
    For Sale
    $3,600,000

    COMMERCIAL - Hancock, ME

    Property size:
    10,000 SF
    Lot size:
    72.00 Acres
    Price / SF:
    $360/SF
    Added:
    Apr 29, 2026
    Days on Market:
    1
    Last Refresh:
    Apr 29 at 11:06 pm

    Property Features for Rte 182 Franklin Road

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    Commercial
    Standard status
    Active
    Size
    10,000 SF
    Lot size
    72.00 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    19172

    Utilities

    Sewer type
    Septic Tank, Private Sewer
    Water source
    Private, Well

    Building Details

    Number of units
    42
    Building materials
    Mobile

    We can help!

    Listing Contact
    Erika Robert

    Listing agent Erika Robert

    Listing office The Dot Fernald Team, Inc. 89 W Shore Drive, Greene, ME

    Listing date Apr 29, 2026

    MLS# 1659781

    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.

    Overview

    Birchtree Meadows Mobile Home Park

    Birchtree Meadows is a 100% occupied mobile home park consisting of 42 homes, with the potential to add up to 6 more sites with the appropriate permits. The park features 21 park-owned homes and 21 tenant-owned homes. The property includes a private road, water, and sewer. The mobile home park and utility systems have been updated and well-maintained. There is expansion potential for up to 45 additional sites. Over $500,000 in capital improvements have been made, including upgrades to the drainage, electrical, water system, sewage system, and leach field. An engineering report is on file. Upgrades include updated water lines, new valves, a new backup pump, septic pumps, repaired septic lines, a leach field repair adding 50% capacity upgrade, culverts, septic tanks with risers, emergency well pump repair, pump house culverts repair, backup heat, a dehumidifier, and insulation to the pump house. Approximately 60% of the main road has been repaired, with added culverts and improved drainage. The property spans 72 acres, with park expansion capabilities on 40 of those acres. The property is located in Hancock, Maine, with easy access to various bodies of water, golf courses, schools, recreation, shopping, and entertainment.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Mobile home & RV ...

    Suggested Use

    Restaurant Real Estate Agency Building Supply Big Box & Wholesale Store Auto Repair Shop Food Market Storage Facility Department Store Garden Center Discount Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Hancock
    County
    Hancock
    State
    Maine
    Longitude
    -68.307225
    Latitude
    44.548911

    Nearby Similar for Sale

    • $950,000
      7,024 SF

      Commercial Property Near Acadia National Park

      Versatile commercial property with food-grade infrastructure on 2 acres.
      1545 US-1, Hancock, ME 04640
      View Details
    • $525,000
      2,782 SF

      Versatile Multi-Family Property in Hancock, ME

      Spacious main residence with apartment, ideal for flexible living.
      166 Mud Creek Road, Hancock, ME 04640
      View Details

    FAQs

    What type of property is this?
    Mobile home & RV park - 42-unit mobile home park with expansion potential in Hancock, Maine.
    Where is this mobile home & rv park located?
    The property is located at Rte 182 Franklin Road Hancock, ME.
    What is the asking price?
    The asking price for this property is $3,600,000.
    What are key features of this property?
    This property features: High occupancy: 100% occupied with a mix of park‑owned and tenant‑owned homes ensures immediate income.; Expansion potential: Room for a 45‑site expansion on 40 acres significantly increases revenue opportunities.; Extensive capital improvements: Over $500k invested in upgrading drainage, electrical, water, sewage, and leach field systems.
    (207) 330-5290
    We can help!
    Listing Contact
    Erika Robert
    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.

    More about this property
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