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Property profile & analytics
OFF-MARKET
Estimated value
$505,000
Office buildings
172 Gray Rd Cumberland, ME 04021-3119
Entity Owned
18-yr Hold
Absentee Owner
Free & Clear
Property ID
US42-0418373
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1992
Construction
FRAME
Total area
2,628 SF
Lot
0.79 ac (34,412 SF)
Zoning code
VCC
APN
CMBL M:U19 L:9
UPID
US42-0418373
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
-
Westside Animal Hospital Veterinary Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$370k
CAP Approach
CAP
$615k
Comparable Approach
Comparable
$628k
Blend (final)
Blend
$505k
Owner & transaction history
WSAH PROPERTY LLC
WSAH PROPERTY LLC
Zoning & alternative use
VCC · Cumberland, ME
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
Village Center Commercial District (VCC). [Amended 6-1-2015 ; 9-26-2022 ; 4-28-2025 ] A. Purpose. The purpose of the Village Center Commercial District is to provide an area that allows for a mix of commercial uses such as retail sales, restaurants and business and professional offices. Pedestrian and bicycle travel will be safely provided through the use of…
Zone name
Village Center Commercial
General category
COMMERCIAL
Zone area
108.71 ac
Top alternative use upside
Commercial (general)
$595,000
+16.6%
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 Cumberland submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Cumberland 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
$370,000
CAP Approach
CAP Return
Estimation
6%
$670,000
6.5%
$615,000
7%
$575,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$510,000
Current use
COMMERCIAL (GENERAL)
$595,000
Change: +17% · Conversion: Easy
RETAIL STORES
$500,000
Change: -2% · Conversion: Moderate
Blend value · Realmo final
$505k
Range $455k – $556k · ±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
$192 / 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
$10,698
Tax year 2023
Assessed value
$483,000
Assessed 2023
Previous assessed
$483,000
+0.0% YoY
Effective rate
2.21%
On assessed value
Assessed land
$105,500
Assessed improvement
$377,500
Applied tax rate
15,430.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1992
Construction
FRAME
Heating
HOT WATER
Cooling
YES
Buildings
1
Stories
1
Units
1
Bathrooms
2
Total area
2,628 SF
Lot
0.79 ac (34,412 SF)
Zoning code
VCC
APN
CMBL M:U19 L:9
UPID
US42-0418373
Jurisdiction
CUMBERLAND
Zoning & alternative use
VCC · Cumberland, MEZoning VCC · permitted uses
VCC · Cumberland, ME
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
Village Center Commercial District (VCC). [Amended 6-1-2015 ; 9-26-2022 ; 4-28-2025 ] A. Purpose. The purpose of the Village Center Commercial District is to provide an area that allows for a mix of commercial uses such as retail sales, restaurants and business and professional offices. Pedestrian and bicycle travel will be safely provided through the use of sidewalks and bike lanes. (1) All development in this district shall be consistent with the Town of Cumberland Route 100 Design Standards . [1] [1]
Zone name
Village Center Commercial
General category
COMMERCIAL
Zone area
108.71 ac
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$510,000
COMMERCIAL (GENERAL)
Est. value
$595,000
RETAIL STORES
Est. value
$500,000
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
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
1992
Construction
FRAME
Heating
HOT WATER
Cooling
Yes
Stories
1
Buildings
1
Units
1
Bathrooms
2
Lot
0.79 ac
Current owner
From public records · entity-resolved
WSAH PROPERTY LLC
Entity
Free & Clear · 0 yrs held
Mailing address
56 CHARLONATE DR, GRAY, ME 04039-9764
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
—
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
No recorded transactions
No recorded transactions found for this property.
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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