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Property profile & analytics
OFF-MARKET
Estimated value
$1,750,000
Specialty properties
215 Gloucester Hl Rd New Gloucester, ME 04260-3856
Individually Owned
2-yr Hold
Absentee Owner
Free & Clear
Property ID
US42-0431902
Property profile
Verified
Property type
Specialty properties
Use group
CHARITABLE ORGANIZATION
Year built
1949
Construction
CONCRETE
Total area
14,486 SF
Lot
121.86 ac (5,308,222 SF)
Zoning code
BB
APN
NEWG M:0007 L:0018
UPID
US42-0431902
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.75M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.75M
Owner & transaction history
Randall Whitney · 2 yrs held
Randall Whitney
since 2024
Last sale
$1.8M
3 recorded transactions
Zoning & alternative use
BB · New Gloucester, ME
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.9M
+48.0%
Office building
$1.8M
+41.1%
Auto repair, garage
$1.7M
+33.6%
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 New Gloucester submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs New Gloucester 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
$1,750,000
ML approach
$1,750,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
CLUBS, LODGES, PROFESSIONAL ASSOCIATIONS
$1,290,000
Current use
RESTAURANT
$1,905,000
Change: +48% · Conversion: Difficult
OFFICE BUILDING
$1,815,000
Change: +41% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,720,000
Change: +34% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,655,000
Change: +28% · Conversion: Difficult
RETAIL STORES
$1,445,000
Change: +12% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$1,145,000
Change: -11% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$1,145,000
Change: -11% · Conversion: Difficult
Blend value · Realmo final
$1.75M
Range $1.58M – $1.93M · ±10% · vs last sale $1.75M (Jul 15 2024)
Last sale anchor
$1.75M
Jul 15 2024
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
$121 / 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
Assessed value
$1,179,975
Assessed 2023
Previous assessed
$1,179,975
+0.0% YoY
Assessed land
$288,032
Assessed improvement
$891,943
Applied tax rate
48,820.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Specialty properties
Use group
CHARITABLE ORGANIZATION
Status
Off-Market
Year built
1949
Construction
CONCRETE
Heating
HOT WATER
Buildings
2
Stories
2
Units
5
Rooms
20
Bathrooms
3
Total area
14,486 SF
Lot
121.86 ac (5,308,222 SF)
Zoning code
BB
APN
NEWG M:0007 L:0018
UPID
US42-0431902
Jurisdiction
NEW GLOUCESTER
Zoning & alternative use
BB · New Gloucester, MEZoning BB · permitted uses
BB · New Gloucester, ME
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
CLUBS, LODGES, PROFESSIONAL ASSOCIATIONS Current
Est. value
$1.3M
RESTAURANT
Est. value
$1.9M
OFFICE BUILDING
Est. value
$1.8M
AUTO REPAIR, GARAGE
Est. value
$1.7M
COMMERCIAL (GENERAL)
Est. value
$1.7M
RETAIL STORES
Est. value
$1.4M
INDUSTRIAL (GENERAL)
Est. value
$1.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.1M
CLUBS, LODGES, PROFESSIONAL ASSOCIATIONS Current
RESTAURANT
OFFICE BUILDING
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
RETAIL STORES
INDUSTRIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
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
1949
Construction
CONCRETE
Heating
HOT WATER
Stories
2
Buildings
2
Units
5
Rooms
20
Bathrooms
3
Lot
121.86 ac
Current owner
From public records · entity-resolved
Randall Whitney
Individual
Free & Clear · 2 yrs held
Mailing address
60 CHAMBERLAIN RD, SCARBOROUGH, ME 04074-9192
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 15, 2024
$1,750,000
Randall Whitney
Morrison Center
Quit Claim Arm's Length For Ne States
—
Mar 29, 2019
—
Schools Wayfinder
Richard,tricia A & Ryan
Correction Deed
related
—
Aug 31, 2018
—
Morrison Center
Wayfinder Schools
Quit Claim Arm's Length For Ne States
$1,200,000 · Gorham Savings Bank
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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