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Property profile & analytics
OFF-MARKET
Estimated value
$6,145,000
Motels
90 Maine Mall Rd South Portland, ME 04106-2308
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US42-0240587
Property profile
Verified
Property type
Motels
Use group
MOTEL
Year built
1984
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
45,675 SF
Lot
2.3 ac (100,188 SF)
Zoning code
Z
APN
SPOR M:048 L:021-A
UPID
US42-0240587
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
$6.67M
CAP Approach
CAP
$5.11M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$6.15M
Owner & transaction history
4 Seasons Holging LLC · 3 yrs held
4 Seasons Holging LLC
since 2022
Last sale
$6.0M
7 recorded transactions
Zoning & alternative use
Z · South Portland, ME
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$6.5M
+655.4%
Commercial (general)
$5.6M
+543.7%
Office building
$5.0M
+480.8%
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
$6,945,000
ML approach
$6,665,000
CAP Approach
CAP Return
Estimation
6%
$5,530,000
6.5%
$5,105,000
7%
$4,740,000
Alternative Use
Use
Estimation
RESTAURANT
$6,530,000
Change: +655% · Conversion: Difficult
COMMERCIAL (GENERAL)
$5,560,000
Change: +544% · Conversion: Difficult
OFFICE BUILDING
$5,020,000
Change: +481% · Conversion: Difficult
RETAIL STORES
$4,130,000
Change: +378% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,965,000
Change: +359% · Conversion: Difficult
Blend value · Realmo final
$6.15M
Range $5.53M – $6.76M · ±10% · vs last sale $6.00M (Nov 21 2022)
Last sale anchor
$6.00M
Nov 21 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
$135 / 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
$84,792
Tax year 2023
Assessed value
$5,996,600
Assessed 2023
Previous assessed
$6,376,300
-6.0% YoY
Effective rate
1.41%
On assessed value
Assessed land
$2,302,100
Assessed improvement
$3,694,500
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
Motels
Use group
MOTEL
Status
Off-Market
Year built
1984
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HOT WATER
Cooling
YES
Buildings
1
Stories
3
Units
1
Bathrooms
3
Total area
45,675 SF
Lot
2.3 ac (100,188 SF)
Zoning code
Z
APN
SPOR M:048 L:021-A
UPID
US42-0240587
Jurisdiction
SOUTH PORTLAND
Zoning & alternative use
Z · South Portland, ME
Zoning Z · permitted uses
Z · South Portland, ME
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
South Portland. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$6.5M
COMMERCIAL (GENERAL)
Est. value
$5.6M
OFFICE BUILDING
Est. value
$5.0M
RETAIL STORES
Est. value
$4.1M
AUTO REPAIR, GARAGE
Est. value
$4.0M
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
1984
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HOT WATER
Cooling
Yes
Stories
3
Buildings
1
Units
1
Bathrooms
3
Lot
2.3 ac
Current owner
From public records · entity-resolved
4 Seasons Holging LLC
Entity
Mailing address
90 MAINE MALL RD, SOUTH PORTLAND, ME 04106-2308
Mailing matches property
Yes
Owner-occupied
Yes
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 21, 2022
$6,002,535
4 Seasons Holging LLC
New Gen Hotels Group LLC
Quit Claim Arm's Length For Ne States
$10,010,000 · Skowhegan Savings Bank
Nov 8, 2019
—
New Gen Hotels Group LLC
—
Grant Deed
related
$7,600,000 · Partners Bk/new England
May 7, 2018
—
New Gen Hotels Group LLC
—
Deed
related
$96,825 · Androscoggin Svgs Bk
Aug 14, 2015
—
New Gen Hotels Group LLC
Witham Family LP
Warranty Deed
$1,200,000 · Portland Ci LLC
Jan 18, 2006
—
Hotel Hldgs Of Me INC
—
Deed Of Trust
related
$4,130,000 · J P Morgan Chase Bank
—
—
New Gen Hotels Group LLC
—
Deed Of Trust
related
$300,000 · Partners Bk/new England
—
—
New Gen Hotels Group LLC
—
Deed Of Trust
related
$259,750 · Androscoggin Svgs Bk
—
—
New Gen Hotels Group LLC
—
Deed Of Trust
related
$96,825 · Androscoggin 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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