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Property profile & analytics
OFF-MARKET
Estimated value
$4,065,000
Office buildings
886 Main St Sanford, ME 04073-7008
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US42-0206938
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1969
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
18,318 SF
Lot
0.25 ac (11,022 SF)
Zoning code
DB
APN
SANF M:0K29 B:65
UPID
US42-0206938
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
-
Planned Parenthood - Sanford Health Center Medical Clinic
-
RepubliCash, LLC Bank Credit Union
-
Northern Explosion Dance Studio Training Center
-
Boost Mobile Mobile Phone Store Electronics & Wireless Store
-
Western Union Bank Credit Union
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.73M
CAP Approach
CAP
$4.93M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.07M
Owner & transaction history
Meggs Properties LLC · 4 yrs held
Meggs Properties LLC
since 2022
Last sale
$3.9M
5 recorded transactions
Zoning & alternative use
DB · Sanford, ME
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$5.1M
+43.5%
Commercial (general)
$5.1M
+43.2%
Restaurant
$3.8M
+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 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
$4,910,000
ML approach
$4,730,000
CAP Approach
CAP Return
Estimation
6%
$5,335,000
6.5%
$4,925,000
7%
$4,570,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$3,545,000
Current use
RETAIL STORES
$5,090,000
Change: +43% · Conversion: Moderate
COMMERCIAL (GENERAL)
$5,080,000
Change: +43% · Conversion: Easy
RESTAURANT
$3,820,000
Change: +8% · Conversion: Moderate
Blend value · Realmo final
$4.07M
Range $3.66M – $4.47M · ±10% · vs last sale $3.85M (Feb 3 2022)
Last sale anchor
$3.85M
Feb 3 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
$222 / 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
$14,942
Tax year 2023
Assessed value
$986,900
Assessed 2023
Previous assessed
$986,900
+0.0% YoY
Effective rate
1.51%
On assessed value
Assessed land
$139,700
Assessed improvement
$847,200
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
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1969
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
STEAM
Cooling
YES
Buildings
1
Stories
2
Bathrooms
2
Total area
18,318 SF
Lot
0.25 ac (11,022 SF)
Zoning code
DB
APN
SANF M:0K29 B:65
UPID
US42-0206938
Jurisdiction
SANFORD
Zoning & alternative use
DB · Sanford, ME
Zoning DB · permitted uses
DB · 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.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$3.5M
RETAIL STORES
Est. value
$5.1M
COMMERCIAL (GENERAL)
Est. value
$5.1M
RESTAURANT
Est. value
$3.8M
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
1969
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
STEAM
Cooling
Yes
Stories
2
Buildings
1
Bathrooms
2
Lot
0.25 ac
Current owner
From public records · entity-resolved
Meggs Properties LLC
Entity
Mailing address
886 MAIN ST, SANFORD, ME 04073-7008
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
Feb 3, 2022
$3,850,000
Meggs Properties LLC
Kenneth S Ray INC
Warranty Deed
$3,650,000 · Bank Of New Hampshire
Feb 28, 2018
—
Meggs Properties LLC
Kenneth S Ray INC
Dual Purpose Document
related
—
Jun 20, 2013
—
Ray Kenneth S INC
—
Deed Of Trust
related
$173,702 · Northeast Bank
Nov 3, 2008
—
Kenneth S Ray INC
—
Deed Of Trust
related
$2,680,000 · Northeast Bank
Oct 11, 2005
—
Kenneth S Ray INC
—
Deed Of Trust
related
$749,000 · 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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