New search
Property profile & analytics
OFF-MARKET
Estimated value
$895,000
Office buildings
312 Cottage St, Sanford, ME 04073-1817
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US42-0434369
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1986
Construction
FRAME
Total area
9,197 SF
Lot
10.02 ac (436,471 SF)
Zoning code
ORBP
APN
SANF M:00R9 B:62
UPID
US42-0434369
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
-
Alexsandra Esthetics Spa & Massage Center
-
Marie Guay Physician
-
Paul Sturmer, PhD, Licensed Psychologist Physician Medical Clinic
-
MSMD Medical Clinic
-
Richard J Dudzisz Law Office Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$975k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.07M
Blend (final)
Blend
$895k
Owner & transaction history
Next Gen Holdings LLC · 3 yrs held
Next Gen Holdings LLC
since 2022
Last sale
$750,000
5 recorded transactions
Zoning & alternative use
ORBP · Sanford, ME
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
$955,000
ML approach
$975,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$895k
Range $806k – $985k · ±10% · vs last sale $750k (Sep 26 2022)
Last sale anchor
$750k
Sep 26 2022
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
$97 / 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
$9,403
Tax year 2023
Assessed value
$621,100
Assessed 2023
Previous assessed
$621,100
+0.0% YoY
Effective rate
1.51%
On assessed value
Assessed land
$238,200
Assessed improvement
$382,900
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1986
Construction
FRAME
Heating
HOT WATER
Cooling
YES
Buildings
1
Stories
1
Bathrooms
2
Total area
9,197 SF
Lot
10.02 ac (436,471 SF)
Zoning code
ORBP
APN
SANF M:00R9 B:62
UPID
US42-0434369
Jurisdiction
SANFORD
Zoning & alternative use
ORBP · Sanford, ME
Zoning ORBP · permitted uses
ORBP · 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.
Building & site characteristics
From public records
Year built
1986
Construction
FRAME
Heating
HOT WATER
Cooling
Yes
Stories
1
Buildings
1
Bathrooms
2
Lot
10.02 ac
Current owner
From public records · entity-resolved
Next Gen Holdings LLC
Entity
Mailing address
312 COTTAGE ST, SANFORD, ME 04073-1817
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 26, 2022
$750,000
Next Gen Holdings LLC
1 Last Time LLC
Quit Claim Arm's Length For Ne States
$637,500 · Norway Savings Bank
Dec 26, 2019
—
1 Last Time LLC
Deer Ridge Properties LLC
Quit Claim Deed
related
$480,000 · Gorham Savings Bank
Jan 19, 2012
—
Deer Ridge Props LLC
Clover Leaf Invst Props
Warranty Deed
related
$592,000 · Sanford Institute For Savings
Jun 1, 2007
—
Henry G Labrie 3rd
—
Deed Of Trust
related
$230,000 · Sanford Institute For Savings
—
—
One Last Time LLC
—
Deed Of Trust
related
$480,000 · Gorham Svgs 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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 312 Cottage St?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
