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Property profile & analytics
OFF-MARKET
Estimated value
$705,000
Day care centers
9 Harding St South Portland, ME 04106-2609
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US42-0296882
Property profile
Verified
Property type
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Year built
2007
Construction
FRAME
Total area
5,163 SF
Lot
0.47 ac (20,473 SF)
APN
SPOR M:032 L:009
UPID
US42-0296882
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$815k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$500k
Blend (final)
Blend
$705k
Owner & transaction history
Harding Street LLC · 4 yrs held
Harding Street LLC
since 2022
Last sale
$700,000
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$740,000
+51.6%
Commercial (general)
$630,000
+29.2%
Office building
$565,000
+16.6%
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 South Portland submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs South Portland 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
$810,000
ML approach
$815,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE
$485,000
Current use
RESTAURANT
$740,000
Change: +52% · Conversion: Difficult
COMMERCIAL (GENERAL)
$630,000
Change: +29% · Conversion: Difficult
OFFICE BUILDING
$565,000
Change: +17% · Conversion: Difficult
RETAIL STORES
$465,000
Change: -4% · Conversion: Difficult
AUTO REPAIR, GARAGE
$450,000
Change: -8% · Conversion: Difficult
Blend value · Realmo final
$705k
Range $635k – $776k · ±10% · vs last sale $700k (Mar 4 2022)
Last sale anchor
$700k
Mar 4 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
$137 / 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
$10,157
Tax year 2023
Assessed value
$718,300
Assessed 2023
Previous assessed
$587,600
+22.2% YoY
Effective rate
1.41%
On assessed value
Assessed land
$98,400
Assessed improvement
$619,900
Applied tax rate
71,990.0000
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
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Status
Off-Market
Year built
2007
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
1
Rooms
10
Bathrooms
1
Total area
5,163 SF
Lot
0.47 ac (20,473 SF)
APN
SPOR M:032 L:009
UPID
US42-0296882
Jurisdiction
SOUTH PORTLAND
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
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
Est. value
$485,000
RESTAURANT
Est. value
$740,000
COMMERCIAL (GENERAL)
Est. value
$630,000
OFFICE BUILDING
Est. value
$565,000
RETAIL STORES
Est. value
$465,000
AUTO REPAIR, GARAGE
Est. value
$450,000
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
RESTAURANT
COMMERCIAL (GENERAL)
OFFICE BUILDING
RETAIL STORES
AUTO REPAIR, GARAGE
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
2007
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
1
Rooms
10
Bathrooms
1
Lot
0.47 ac
Current owner
From public records · entity-resolved
Harding Street LLC
Entity
Mailing address
9 HARDING ST, SOUTH PORTLAND, ME 04106-2609
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 4, 2022
$700,000
Harding Street LLC
Tim Q Ly
Warranty Deed
$525,000 · Androscoggin Savings Bank
Oct 18, 2016
—
Tim Q Ly
Tnd LLC
Quit Claim Deed
related
$393,045 · Machias Savings Bk
Dec 6, 2007
—
Tnd LLC
—
Deed Of Trust
related
$71,008 · Norway Savings Bank
Apr 6, 2007
—
Tnd LLC
Deshaies,h Paul
Warranty Deed
$385,000 · Norway 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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