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Property profile & analytics
OFF-MARKET
Estimated value
$285,000
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
$285k
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
Zoning description
ion of City into zones. To implement the provisions of this chapter, the City is hereby divided into the following zones: A. Rural Residential Zone (RR). B. Rural Mixed Use Zone (RMU). C. Single-Family Residential Zone (SFR). D. Residential Development Zone (RD). E. Urban Zone (UB). F. Industrial Business Zone (IB). G. Industrial Reuse Zone (IR). H. Airport…
Zone name
Single Family Residential
General category
RESIDENTIAL
Zone area
2,070.63 ac
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
$285k
Range $257k – $314k · ±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
$68 / 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
Similar Nearby for Lease
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, MEZoning SFR · permitted uses
SFR · Sanford, ME
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
ion of City into zones. To implement the provisions of this chapter, the City is hereby divided into the following zones: A. Rural Residential Zone (RR). B. Rural Mixed Use Zone (RMU). C. Single-Family Residential Zone (SFR). D. Residential Development Zone (RD). E. Urban Zone (UB). F. Industrial Business Zone (IB). G. Industrial Reuse Zone (IR). H. Airport Development Zone (AD). (1) Airport Development Zone Airport Subdistrict. (2) Airpor
Zone name
Single Family Residential
General category
RESIDENTIAL
Zone area
2,070.63 ac
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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