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    Wooded Land Near East Grand Lake Title is generated by Realmo AI

    Sandy Beach Road, Danforth, ME 04424

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    Claim this Listing
    For Sale
    $44,900

    LAND - Danforth, ME

    Lot size:
    1.16 Acres
    Added:
    Apr 23, 2026
    Days on Market:
    29
    Last Refresh:
    May 21 at 12:06 am

    Property Features for Sandy Beach Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    RES
    Parking features
    On Street, Driveway
    Standard status
    Active
    Lot size
    1.16 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    524

    Utilities

    Sewer type
    Septic Needed
    Water source
    Well Needed
    Water front features
    Lake
    Water front
    1

    We can help!

    Listing Contact
    Lesley Moose

    Listing agent Lesley Moose

    Listing office Better Homes & Gardens Real Estate/The Masiello Group 1162 Union Street, Bedford, ME

    Listing date Apr 23, 2026

    MLS# 1658198 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

    • 1.16‑acre wooded parcel offers privacy for a seasonal retreat or future build.
    • 219' of year‑round gravel road frontage with roadside power access.
    • Easy access to East Grand Lake (2.6 miles to public boat launch) known for exceptional fishing.
    • Year‑round accessibility via East Grand Lake Homeowners Association (annual dues: $150/lot, $250 for road plowing).
    • Completed survey with clearly marked boundary lines.
    • Conveniently located 7.5 miles from Danforth (amenities, EV charging station).

    Overview

    This 1.16-acre sloping, wooded parcel presents an opportunity to own land near East Grand Lake. A completed survey is in place. The southern corners are marked with iron pins, and the northern corners feature capped survey markers. Boundary lines are identifiable, highlighted with light green paint and orange survey tape. The property has 219 feet of year-round gravel road frontage with roadside power availability, suitable for a seasonal retreat or future construction. A public boat launch is located 2.6 miles away at the intersection of Greenland Cove Road and Sandy Beach Road, featuring parking and a LifeFlight helicopter landing area. The East Grand Lake Homeowners Association provides year-round accessibility, with annual dues of $150 per lot and $250 for road plowing. Driveway plowing can be arranged with a local contractor. East Grand Lake, spanning over 16,000 acres and reaching depths of up to 128 feet, is known for fishing, including landlocked salmon, lake trout, and smallmouth bass. The property is located 7.5 miles from Danforth, which offers amenities and an electric vehicle charging station at the town office. Houlton to the north and Calais to the south provide additional shopping and services. The property is suited as a peaceful getaway, a basecamp for outdoor adventure, or a future homesite.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Map

    City
    Danforth
    County
    Washington
    State
    Maine
    Longitude
    -67.9143
    Latitude
    45.6178

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    FAQs

    What type of property is this?
    Residential land & home lot - 1.16-acre wooded parcel near East Grand Lake.
    Where is this residential land & home lot located?
    The property is located at Sandy Beach Road Danforth, ME.
    What is the asking price?
    The asking price for this property is $44,900.
    What are key features of this property?
    This property features: 1.16‑acre wooded parcel offers privacy for a seasonal retreat or future build.; 219' of year‑round gravel road frontage with roadside power access.; Easy access to East Grand Lake (2.6 miles to public boat launch) known for exceptional fishing.
    (207) 944-7991
    We can help!
    Listing Contact
    Lesley Moose
    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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