Medical Outpatient Portfolio For
For Sale
Contact for pricing
25 Long Creek Drive, South Portland, ME 04106
Two-property medical portfolio fully leased to Straine Dental Management.
Property Size4,952 SF
Price / SF$233.17
Days on Market174
Property Features for 25 Long Creek Drive
General Information
Standard status
Active
Size
4,952 SF
Property subtype
Office
Occupancy
100%
Lease Type
Net
Net Operating Income
$99,878
Listing Agency:
Transwestern Austin
(713) 270-3327
Listed By:
Seth Gilford · License #475183114
Source:
Crexi
Added: Feb 19
Changed: Aug 8
Last Checked: Aug 8 at 2:49PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Transwestern Austin
Investment Insights
Based on property information with market context.
This offering presents the opportunity to acquire a two-property medical outpatient portfolio, fully leased to Straine Dental Management, a dentist-owned Dental Support Organization with over 40 practices across 16 states. The portfolio comprises approximately 4,952 rentable square feet across two locations in Buxton and South Portland, Maine. Both locations were acquired by Straine in 2024 due to the practices’ strong operational performance and proven patient base. The properties are secured by corporate-guaranteed net leases with over 8.4 years of remaining term and feature 2% annual rental escalations. The leases are structured as net leases with minimal landlord responsibilities, allowing for a passive investment approach. The portfolio is offered free and clear of existing debt and may be acquired individually or as a portfolio.
Key Highlights
- Fully leased to Straine Dental Management, a nationally expanding DSO with a strong operational performance and proven patient base.
- Brand‑new corporate‑guaranteed net leases with over 8.4 years of remaining term.
- Enjoy predictable income growth with 2% annual rental escalations, providing a natural inflation hedge.
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$72,128
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
6.25%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,442,560
$1.4M
Cap Rate 7%
$1,030,400
$1.0M
Cap Rate 9%
$801,422
$801.4K
Market Conditions
NOI Build-Up for 4,952 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$133.7K $27.00/SF
− Vacancy
−$13.5K −$2.72/SF
EGI
$120.2K $24.28/SF
− OpEx
−$48.1K −$9.71/SF
NOI
$72.1K $14.57/SF
Area
Cumberland County, ME
Vacancy
10.09%
Lease Rate
$27.00 /SF/Yr
Expense Ratio
40.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,442,560
Cap Rate 7%
$1,030,400
Cap Rate 9%
$801,422
Alternative Uses
Best Use
Healthcare Medical
$1.03M
$901.6K – $1.20M
NOI $72,128 @ 7.0% cap · market cap 6.25%
Second Best
Office B
$1.01M
$886.2K – $1.18M
NOI $70,893 @ 7.0% cap · market cap 6.14%
Theoretical Best
Office A
$1.36M
$1.19M – $1.59M
NOI $95,274 @ 7.0% cap · market cap 8.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,309
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 04106, ME
26,641
Population
12,849
Households
2.1
Avg Household Size
41
Median Age
49%
College-Educated
95%
High-School Grad
12.2 sq mi
ZIP Area
2,184
Density / Sq Mi
$83,744
Median Household Income
$47,818
Median Earnings
$1,642
Median Rent
$403,500
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
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Frequently Asked Questions
What type of property is this?
Medical Office Space - Two-property medical portfolio fully leased to Straine Dental Management.
Where is this medical office space located?
The property is located at 25 Long Creek Drive South Portland, ME.
What is the asking price?
The asking price for this property is $1,154,664.
What are key features of this property?
This property features: Fully leased to Straine Dental Management, a nationally expanding DSO with a strong operational performance and proven patient base.; Brand‑new corporate‑guaranteed net leases with over 8.4 years of remaining term.; Enjoy predictable income growth with 2% annual rental escalations, providing a natural inflation hedge.
