Entity Owned 
For Sale
1 / 36
$575,900
49 Portland St, South Berwick, ME 03908
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Property summary
AI-generated overview
Located in downtown South Berwick, this classic Victorian building is configured for mixed use with commercial office space and a separate residential unit. The total building area is 3,120 square feet. The commercial portion includes two office suites, each with its own exterior entrance: Office 1 contains three private offices and a reception area, and Office 2 contains two individual offices and a reception area. The second-floor residential unit is an apartment with two bedrooms. The property is maintained and includes replacement windows, an updated heating system, and central air conditioning. Separate electrical services are provided for the offices and residence, and off-street parking is available for business and residential use. The building has visibility from its frontage and is set up to support multiple independent tenancies within the existing layout.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1900
Construction
BRICK
Total area
1,924 SF
Lot
0.23 ac (10,019 SF)
Zoning code
B1 BUS
APN
SBER M:028 B:080
UPID
US42-0171227
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Insurance Agency
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$515k
Comparable Approach
Comparable
$497k
Blend (final)
Blend
$505k
Owner & transaction history
since 2010
1 recorded transaction
Zoning & alternative use
B1 BUS · South Berwick, ME
Top alternative use upside
Retail stores
$535,000
+43.5%
Commercial (general)
$535,000
+43.2%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
17% off on annual
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
All 5 comparables with addresses
3 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$505k
Value range
$455k – $556k
±10% around blend
Estimated value / SF
$262 / SF
Confidence
High
5 county-verified comps
Property data
100
Market benchmarks
33
Comparable evidence
50
Income certainty
100
$455k
blend $505k
$556k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
1,924 SF
Lot area
0.23 ac
Year built
1900
Stories
2
APN
SBER M:028 B:080
Zoning
B1 BUS
Assessed value
$598,500
Annual tax
$8,355
3
Income approach: direct capitalization
Partial preview
Income approach indication
$515k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$560k
@ 6.5% CAP return
$515k
@ 7% CAP return
$480k
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$8,355
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$421k
Weighted, 5 comps · high confidence
Evidence
5 found · 5 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
9.6 mi away · 2,463 SF
16.2 mi away · 2,370 SF
17.0 mi away · 1,780 SF
18.7 mi away · 2,200 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$505k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 59 sales
$194
+36%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $262/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Retail Stores
Gross theoretical uplift
+43%
vs current-use indication
Commercial (general)
Office Building · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Market benchmark
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 5 sales
NOI build-up · 9 steps
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Selected market yield
8.87%
Selected cap rate for this office buildings
Derived from the South Berwick market rent, vacancy and expense benchmarks for this use type.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 8.87%
9.0%
NOI (est.)
$51k *
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$576k
Move the market yield to see immediate price impact.
Value / SF
$299
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
8.37%8.87%9.37%
$46k
$550k
$519k
$491k
$51k
$611k
$576k
$545k
$56k
$672k
$634k
$600k
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
5 found
High confidence · county-verified
Closest comparable
$415k
4.4 mi · Feb 2026 · $215/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$8,355
Tax year 2023
Assessed value
$598,500
Assessed 2023
Previous assessed
$530,900
+12.7% YoY
Effective rate
1.40%
On assessed value
Assessed land
$136,600
Assessed improvement
$461,900
Applied tax rate
70,030.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING
Status
For Sale
Year built
1900
Construction
BRICK
Heating
HOT WATER
Buildings
1
Stories
2
Rooms
4
Bathrooms
3
Total area
1,924 SF
Lot
0.23 ac (10,019 SF)
Zoning code
B1 BUS
APN
SBER M:028 B:080
UPID
US42-0171227
Jurisdiction
SOUTH BERWICK
Zoning & alternative use
B1 BUS · South Berwick, MEZoning B1 BUS · permitted uses
B1 BUS · South Berwick, ME
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1900
Construction
BRICK
Heating
HOT WATER
Stories
2
Buildings
1
Rooms
4
Bathrooms
3
Lot
0.23 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
B1 BUS
Jurisdiction
South Berwick, ME
Recorded code
B1 BUS
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for B1 BUS in South Berwick, ME.
What opens after registration
Zoning profile
Official documentVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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