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Property profile & analytics
OFF-MARKET
Estimated value
$5,000,000
Hotels
4 Godfrey Dr Orono, ME 04473-3610
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US42-0465683
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
1990
Construction
STEEL FRAME
Total area
64,551 SF
Lot
5.11 ac (222,592 SF)
APN
ORON M:011-000 L:057
UPID
US42-0465683
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
-
Black Bear Inn, Ascend Hotel Collection Hotel & Motel
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.04M
CAP Approach
CAP
$5.98M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.00M
Owner & transaction history
Royalty Real Estate LLC · 3 yrs held
Royalty Real Estate LLC
since 2022
Last sale
$5.0M
2 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$6.4M
+156.1%
Auto repair, garage
$6.3M
+150.2%
Office building
$5.6M
+123.9%
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 Orono submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Orono 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
$5,060,000
ML approach
$5,040,000
CAP Approach
CAP Return
Estimation
6%
$6,475,000
6.5%
$5,980,000
7%
$5,550,000
Alternative Use
Use
Estimation
RESTAURANT
$6,400,000
Change: +156% · Conversion: Difficult
AUTO REPAIR, GARAGE
$6,250,000
Change: +150% · Conversion: Difficult
OFFICE BUILDING
$5,595,000
Change: +124% · Conversion: Difficult
COMMERCIAL (GENERAL)
$5,000,000
Change: +100% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$4,930,000
Change: +97% · Conversion: Difficult
RETAIL STORES
$4,355,000
Change: +74% · Conversion: Difficult
Blend value · Realmo final
$5.00M
Range $4.50M – $5.50M · ±10% · vs last sale $4.95M (Sep 20 2022)
Last sale anchor
$4.95M
Sep 20 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
$77 / 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
$107,918
Tax year 2023
Assessed value
$4,611,900
Assessed 2023
Previous assessed
$4,611,900
+0.0% YoY
Effective rate
2.34%
On assessed value
Assessed land
$253,100
Assessed improvement
$4,358,800
Applied tax rate
55,565.0000
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
Hotels
Use group
HOTEL
Status
Off-Market
Year built
1990
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
3
Units
1
Total area
64,551 SF
Lot
5.11 ac (222,592 SF)
APN
ORON M:011-000 L:057
UPID
US42-0465683
Jurisdiction
ORONO
Zoning & alternative use
Zoning · permitted uses
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
RESTAURANT
Est. value
$6.4M
AUTO REPAIR, GARAGE
Est. value
$6.3M
OFFICE BUILDING
Est. value
$5.6M
COMMERCIAL (GENERAL)
Est. value
$5.0M
INDUSTRIAL (GENERAL)
Est. value
$4.9M
RETAIL STORES
Est. value
$4.4M
RESTAURANT
AUTO REPAIR, GARAGE
OFFICE BUILDING
COMMERCIAL (GENERAL)
INDUSTRIAL (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
1990
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
3
Buildings
1
Units
1
Lot
5.11 ac
Current owner
From public records · entity-resolved
Royalty Real Estate LLC
Entity
Mailing address
4 GODFREY DR, ORONO, ME 04473-3610
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 20, 2022
$4,950,000
Royalty Real Estate LLC
4 Godfrey Drive LLC
Quit Claim Arm's Length For Ne States
$3,920,000 · Mechanics Savings Bank
Oct 16, 2014
—
4 Godfrey Drive LLC
Black Bear Inn Associates
Quit Claim Deed
related
$2,560,000 · Katahdin Tr Co
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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