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Property profile & analytics
OFF-MARKET
Estimated value
$770,000
Investment properties
15 Elm St, Sanford, ME 04073-3915
Individually Owned
15-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US42-0442363
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1938
Total area
4,178 SF
Lot
0.7 ac (30,432 SF)
Zoning code
SFR
APN
SANF M:0K31 B:17
UPID
US42-0442363
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Little World 2 Daycare Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$800k
Comparable Approach
Comparable
$551k
Blend (final)
Blend
$770k
Owner & transaction history
Megan Lucier · 15 yrs held
Megan Lucier
since 2010
7 recorded transactions
Zoning & alternative use
SFR · Sanford, ME
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.2M
+0.2%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Sanford submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sanford submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$865,000
6.5%
$800,000
7%
$740,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,160,000
Current use
RETAIL STORES
$1,160,000
Change: +0% · Conversion: Easy
Blend value · Realmo final
$770k
Range $693k – $847k · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$184 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$8,174
Tax year 2023
Assessed value
$539,900
Assessed 2023
Previous assessed
$539,900
+0.0% YoY
Effective rate
1.51%
On assessed value
Assessed land
$68,500
Assessed improvement
$471,400
Applied tax rate
65,760.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1938
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Bathrooms
4
Total area
4,178 SF
Lot
0.7 ac (30,432 SF)
Zoning code
SFR
APN
SANF M:0K31 B:17
UPID
US42-0442363
Jurisdiction
SANFORD
Zoning & alternative use
SFR · Sanford, ME
Zoning SFR · permitted uses
SFR · Sanford, ME
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Sanford. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.2M
RETAIL STORES
Est. value
$1.2M
COMMERCIAL (GENERAL) Current
RETAIL STORES
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1938
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Bathrooms
4
Lot
0.7 ac
Current owner
From public records · entity-resolved
Megan Lucier
Individual
Mailing address
11 SHAWMUT AVE, SANFORD, ME 04073-4005
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2010
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 13, 2019
—
Hobbs Ents LLC
—
Deed
related
$176,000 · Partners Bk
Feb 21, 2019
—
Hobbs Enterprises LLC
—
Deed
related
$140,800 · Sanford Institution For Savings
May 28, 2013
—
Megan J Lucier
—
Deed Of Trust
related
$643,000 · Td Bank NA
Sep 30, 2010
—
Megan Lucier
Laperriere,wendi A
Deed Of Trust
related
$281,800 · New Fijol Ft
—
—
Hobbs Ents LLC
—
Deed Of Trust
related
$147,000 · Granite St Economic Dev
—
—
Hobbs Ents LLC
—
Deed Of Trust
related
$176,000 · Sanford Institution For Svgs
—
—
Hobbs Ents LLC
—
Deed Of Trust
related
$176,000 · Partners Bk
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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