Mark Sandler New England Real Estate Journal

March 7, 2016 in News

Author: Mark Sandler
Publication: New England Real Estate Journal

Mark Sandler featured in the New England Real Estate Journal


The greater Portland office market continues to improve. We are seeing a slow descent in the vacancy rate. Last year’s vacancy rate was 6.52% down 1.32% from 2014. There has been a slight increase in asking rates across the market. We are starting to see more and more repositioning of office space to retail which is tightening up

the amount of available office space. Office market transactions continued to increase in 2015. We should see more of the same this spring. Some significant sales last year in the office market were; 1 & 2 Portland Square in Portland which consists of 255,000 s/f sold for $66.1 million, 100 Mid- dle St. in Portland which consists of 195,000 s/f sold for $35.3 million and 400, 500 & 600 Southborough Dr. in South Portland which consists of 111 million s/f sold for $11 million.

The greater Portland retail market is booming. Vacancy rates are at 3.6%. Clothing and food industry establishments are leading the charge. We should see more of the same

for the retail market through 2016. Lease rates continue to increase for prime locations. Though, Falmouth and Windham have not been expe- riencing as much of an increase as most other southern Maine towns. I have a significant amount of clients in the Windham area and we are be- ginning to see interest again because of the values compared to Portland. Scarborough Gallery added the much anticipated relocation of Home Goods, Marshalls, Bob’s Furniture and PetSmart,The Maine Mall contin- ues to thrive with almost no vacancy. New restaurants are opening every week such as Tilted Kilt, Guerrero Maya, Duffy’s, Ground Round and

Elevation Burger. Some significant sales last year in retail included; Shops at Long Bank in Kennebunk selling for $6.9 million and 740 Broadway Strip Center selling for $4 million.

The Southern Maine Industrial market will continue to see low va- cancy rates and slightly higher lease rates. We should see lease rates start to hit $6 NNN. Last year’s vacancy rate went down .75% to 3.38%. Small to medium sized businesses have been driving this sector. Some significant sales in this market were; 55 Hutcherson Dr. in Gorham which consists of 114,232 s/f and sold for $4.875 million, 28 Pond View Dr. in Scarborough which consists of

74,976 s/f and sold for $5.38 million and 135 Walton St. in Portland which consists of 56,127 s/f and sold for $1.745 million.

Multifamily sales continued to surge in Portland, Saco/Biddeford, Lewiston/Auburn and Westbrook markets.They had an increase of 26%, 21%, 44% and 27%, respectively in 2015. The towns and cities above will continue to see strong sales in 2016 with buyer demand exceeding supply. Rents will continue their escalation in the Portland area. Rents in other towns should increase moderately. We will continue to see more market rate development in Portland. Some notable sales last year in residential were; 309 units with three complexes that sold for $50.25 million, East End Corp. with 74 units sold for $6.97 million and 125-133 Grant St. with 74 units sold for $4.34 million.

Moving ahead, all sec- tors of the commercial market in southern Maine should remain robust. The investment market will continue to thrive, land interest and new construction will increase, lease rates will continue to move
up slightly, and vacancy rates will continue to de- crease slightly in Greater Portland.

The hospitality market is still going strong. We saw the opening of several new hotels in 2015 including The Press Hotel in downtown Port- land. Nightly rates continued to rise modestly. Occupancy on the Portland Peninsula increased 3.6%. South Portland was also a strong market adding two new hotels. Windham’s first and only hotel opened its doors in 2015. We should continue seeing an increase in rates and occupancy going into the summer, with tourism at its peak.

Moving ahead, all sectors of the commercial market in southern Maine should remain robust.The investment market will continue to thrive, land interest and new construction will increase, lease rates will continue to move up slightly, and vacancy rates will continue to decrease slightly in Greater Portland.


Mark Sandler is a broker for Cardente Real Estate, Portland, Me.

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2016 Forecast

February 26, 2016 in Articles

Author: Matthew Cardente
Publication: New England Real Estate Journal

A positive 2016 forecast for southern Maine’s commercial real estate

market- by Matthew Cardente ~ New England Real Estate Journal

Patty Colman
Mathew Cardente, Cardente Real Estate

As we enter into the 1st quarter of 2016, the market shows significant signs that the commercial real estate sectors in Southern Maine will see continued growth as was evident in 2015 and years prior. For 2016, investment sales should remain strong and such properties will be highly sought after by local and national investors, the leasing market will remain healthy with continued absorption of vacancies, and lease rates and sales prices will continue to rise. Additionally, commercial construction is ongoing in Southern Maine and I anticipate seeing new large scale proposals for additional commercial development and redevelopment slated for 2017 and 2018. Below, I have summarized the trends and my 2016 forecasts for each of Southern Maine’s commercial sectors.

Southern Maine’s Investment Market

Southern Maine’s investment market had another strong
year with no signs of a slowdown in 2016. It is a seller’s
market with more demand then supply. While interest
rates have increased slightly and should increase several
more times in 2016, interest rates are still extremely low
compared to years past. Additionally, the concern of interest rates is not as applicable to larger scale investors that are taking advantage of the attractive capitalization rates in Maine and are doing 1031 Exchanges or purchasing assets in full. Pending the product, capitalization rates are currently ranging from 6.5% to 10% in Southern Maine and should drop slightly by the end of the 4th quarter.


Southern Maine’s Office Sector

The office market in Southern Maine remained healthy in 2015. Throughout last year, Greater Portland office lease rates continued to rise, the average vacancy rate dropped, and general demand for office space on a lease and sale basis remained steady. According to CBRE, The Boulos Company’s 2016 Office Market Survey, the vacancy rate for office space in Greater Portland was 6.52% in 2015 with a drop from 10.04% in 2014 to 7.65% in 2015 in the downtown Portland. A continuation of this trend seems likely for this year.

Sothern Maine’s Industrial Sector

The industrial sector of Greater Portland indicated a slight increase in lease rates and absorption in 2015. Per the Dunham Group’s 2016 Industrial Market Survey, the Greater Portland vacancy rate was at 3.38% in 2015 based on a market size of 17,849,282 s/f. The Dunham Group’s data also shows that in 2011, Greater Portland’s industrial vacancy rate was 7.86%, lease rates averaged $5.47 per s/f, and the average sale price per s/f was $40.72. In 2015, their research shows an average lease rate of $5.62 per s/f and an average sale price of $53.45. All positive data signals a positive forecast for this year.

Greater Portland’s industrial market is very unique. Besides having standard industrial parks, there are still pockets of industrial buildings and land that are in close proximity of major development projects, offer substantial retail exposure, and/or are located on the waterfront with stunning views. These properties may remain industrial but with more demand brings higher lease rates and redevelopment opportunities are always on the table. Maine’s industrial sectors should continue to improve through 2016 and into 2017 with premier industrial parks and pocket locations seeing reasonable increases in lease rates, sales volume, and pricing.

Southern Maine’s Retail Sector

The 2015 retail market of Southern Maine provided an interesting prospective when comparing the sector to other States and national averages. Per Malone Commercial Brokers 2016 Retail Market Survey, the Greater Portland retail vacancy rate was at 3.6% for 2015 showing a continual decline since 2009 when it was at 10.8%. However, while the national retail vacancy rate decreased consistently from a 2010 high of 13.1% to 9.7% in 2014, it increased in 2015 to 12.6% (The same national retail vacancy rate as 2011). Based on these numbers, Greater Portland’s retail vacancy rate was 9 points below the national average last year. In part, the differential could be attributed to distinctive retail markets in Southern Maine and the overall proportionate share being a lot smaller then the larger markets. However, the 2015 retail market was extremely strong in Maine and I see no significant signs that would slow this sector down in 2016.

Through the end of 2015, Maine’s commercial real estate market provided landlords and investors with another solid year. For the most part, this has been an upward trend in Maine for the last 5+ years and should continue through 2016.

Matthew Cardente is president and designated broker of Cardente Real Estate, Portland, ME

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Large restaurant coming to Maine Wharf in Portland

December 18, 2015 in News

Author: J. Craig Anderson

PORTLAND – Fine-dining veterans Dana Street and Sam Hayward hope the seafood-house-and-more opens by summer, as the pier's revitalization continues. Prominent local restaurateurs Dana Street and Sam Hayward have signed the lease on space for a planned New England-style seafood restaurant on Maine Wharf, which they hope to have open by the beginning of summer, Street said Wednesday.

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Two housing projects totaling more than 200 units win approval in Portland

December 9, 2015 in News

Author: Randy Billings

PORTLAND – One calls for 63 market rate units at High and York streets; the other would add 150 units of senior housing on Ocean Avenue. Developers are hoping to break ground on two projects within the next year that would add more than 200 units of housing and bring more than $36 million of new construction to Maine’s largest city.

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Developer of Portland’s ‘midtown’ project applies for $4.3 million in tax credits

November 25, 2015 in News

Author: Whit Richardson

PORTLAND – The developer of the long-delayed “midtown” project in Portland’s Bayside neighborhood has applied for $4.3 million in tax credits from a state program that has been a target of criticism from regulators and legislators.

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