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16 Long Sands Rd, York, ME 03909
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Property summary
AI-generated overview
This exceptional 3,200 square foot office space is located in the heart of York, Maine, at 16 Long Sands Rd, 03909. The single-tenant property, situated on 3 acres, is housed within a 6,120 square foot building, constructed in 1850 and extensively renovated in 2019. The building is a Class B, one-story structure with an 8-foot ceiling height. The space itself boasts six private offices, a conference room, three open coworking areas, a reception area, two bathrooms, and a kitchenette. Ample on-site parking is available for tenants and their clients. The property is zoned YVC and offers a highly visible location, ideal for a variety of professional services, including legal, accounting, real estate, or wellness businesses. This is a rare opportunity to secure a well-maintained, historically significant building in a prime downtown location. The space is ready for immediate occupancy and offers a blend of modern amenities and classic charm. Contact us today to schedule a viewing.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1850
Construction
FRAME
Total area
6,120 SF
Lot
0.3 ac (13,068 SF)
Zoning code
G3
APN
YORK M:0050 B:0046
UPID
US42-0880073
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Employment Agency
-
Physician Medical Clinic
-
Physician Medical Clinic
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.65M
Comparable Approach
Comparable
$1.49M
Blend (final)
Blend
$295k
Owner & transaction history
since 2024
3 recorded transactions
Zoning & alternative use
G3 · York, ME
Top alternative use upside
Retail stores
$1.7M
+43.5%
Commercial (general)
$1.7M
+43.2%
Restaurant
$1.3M
+7.7%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
4 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Professional Plan · 30 reports
from $99/month
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Summary
1
Valuation conclusion
Included free
Estimated market value
$295k
Value range
$266k – $325k
±10% around blend
Estimated value / SF
$48 / SF
Confidence
Property data
100
Market benchmarks
33
Comparable evidence
60
Income certainty
100
$266k
blend $295k
$325k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
6,120 SF
Lot area
0.3 ac
Year built
1850
Stories
2
APN
YORK M:0050 B:0046
Zoning
G3
Assessed value
$896,600
Annual tax
$7,576
3
Income approach: direct capitalization
Partial preview
Income approach indication
$1.65M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$1.78M
@ 6.5% CAP return
$1.65M
@ 7% CAP return
$1.53M
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$7,576
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$1.49M
Range $714k – $1.58M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$295k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 59 sales
$194
-75%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $48/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Retail Stores
Gross theoretical uplift
+43%
vs current-use indication
Commercial (general)
Restaurant
Office Building · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Market benchmark
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
NOI build-up · 9 steps
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$749k
Move the market yield to see immediate price impact.
Value / SF
$122
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$47k
$943k
$674k
$524k
$52k
$1.05M
$749k
$582k
$58k
$1.15M
$824k
$641k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$7,576
Tax year 2023
Assessed value
$896,600
Assessed 2023
Previous assessed
$896,600
+0.0% YoY
Effective rate
0.84%
On assessed value
Assessed land
$405,600
Assessed improvement
$491,000
Applied tax rate
87,985.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING
Status
For Lease
Year built
1850
Construction
FRAME
Heating
FORCED AIR
Buildings
1
Stories
2
Units
3
Bathrooms
5
Total area
6,120 SF
Lot
0.3 ac (13,068 SF)
Zoning code
G3
APN
YORK M:0050 B:0046
UPID
US42-0880073
Jurisdiction
YORK
Zoning & alternative use
G3 · York, MEZoning G3 · permitted uses
G3 · York, ME
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1850
Construction
FRAME
Heating
FORCED AIR
Stories
2
Buildings
1
Units
3
Bathrooms
5
Lot
0.3 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
G3
Jurisdiction
York, ME
Recorded code
G3
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for G3 in York, ME.
What opens after registration
Zoning profile
3 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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