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Property profile & analytics
OFF-MARKET
Estimated value
$1,590,000
Office buildings
418 Sanford Rd, Wells, ME 04090-5536
Entity Owned
20-yr Hold
~
Est. High Equity
Property ID
US42-0285614
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1993
Construction
FRAME
Total area
6,252 SF
Lot
0.91 ac (39,599 SF)
Zoning code
RC
APN
WLLS M:050 L:34-1
UPID
US42-0285614
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
-
Wells Dog and Cat Hospital Veterinary Clinic
-
Tuschs Integrative Veterinary Care Veterinary Clinic
-
Northeast Veterinary Partners Veterinary Clinic
-
Tusch Judith A Veterinary Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.68M
Comparable Approach
Comparable
$1.61M
Blend (final)
Blend
$1.59M
Owner & transaction history
Convet INC · 20 yrs held
Convet INC
since 2006
2 recorded transactions
Zoning & alternative use
RC · Wells, ME
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.7M
+43.5%
Commercial (general)
$1.7M
+43.2%
Restaurant
$1.3M
+7.7%
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 Wells submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Wells 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
by Request
CAP Approach
CAP Return
Estimation
6%
$1,820,000
6.5%
$1,680,000
7%
$1,560,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,210,000
Current use
RETAIL STORES
$1,735,000
Change: +43% · Conversion: Moderate
COMMERCIAL (GENERAL)
$1,735,000
Change: +43% · Conversion: Easy
RESTAURANT
$1,305,000
Change: +8% · Conversion: Moderate
Blend value · Realmo final
$1.59M
Range $1.43M – $1.75M · ±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
$254 / 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
$6,205
Tax year 2023
Assessed value
$1,041,100
Assessed 2023
Previous assessed
$526,990
+97.6% YoY
Effective rate
0.60%
On assessed value
Assessed land
$484,690
Assessed improvement
$556,410
Applied tax rate
81,475.0000
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
1993
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Units
1
Bathrooms
3
Total area
6,252 SF
Lot
0.91 ac (39,599 SF)
Zoning code
RC
APN
WLLS M:050 L:34-1
UPID
US42-0285614
Jurisdiction
WELLS
Zoning & alternative use
RC · Wells, ME
Zoning RC · permitted uses
RC · Wells, ME
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Wells. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.2M
RETAIL STORES
Est. value
$1.7M
COMMERCIAL (GENERAL)
Est. value
$1.7M
RESTAURANT
Est. value
$1.3M
OFFICE BUILDING Current
RETAIL STORES
COMMERCIAL (GENERAL)
RESTAURANT
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
1993
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Units
1
Bathrooms
3
Lot
0.91 ac
Current owner
From public records · entity-resolved
Convet INC
Entity
Mailing address
PO BOX 459, WELLS, ME 04090-0459
Ownership since
2006
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
Jun 12, 2006
—
Convet INC
—
Deed Of Trust
related
$20,000 · Kennebunk Savings Bank
—
—
Convet INC
—
Loan Modification
related
$415,000 · Kennebunk 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.
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