Professional Condo Near Maine
For Sale
Contact for pricing
25B Long Creek Drive, South Portland, ME 04106
Office space ideal for medical, dental, wellness, or clinical services.
Property Size4,530 SF
Price / SF$193.16
Days on Market190
Property Features for 25B Long Creek Drive
General Information
Standard status
Active
Size
4,530 SF
Property subtype
Office
Zoning
CS - Suburban Commercial
Building Details
Year Built
1993
Listing Agency:
Malone Commercial Brokers
(207) 772-2422
Listed By:
Nick Malone · License #SA928529
Source:
Crexi
Added: Feb 3
Changed: Aug 10
Last Checked: Aug 11 at 12:15PM
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 Malone Commercial Brokers
Investment Insights
Based on property information with market context.
This professional condo offers between 4,530 and 6,230 square feet of office space, suitable for medical, dental, wellness, or clinical services. It includes a 1,700 square foot daylight basement bonus space that is suitable for administrative or professional uses. The property is located near Western Avenue and the Maine Mall, providing convenient access to I-95 and I-295. The building is well-maintained and the space is turnkey, ready for immediate occupancy. Ample parking is available for patients, clients, and staff.
Key Highlights
- Ideal office space for medical, dental, wellness, or clinical services.
- Convenient location near Western Avenue and the Maine Mall with easy highway access (I‑95 and I‑295).
- Turnkey and well‑maintained building.
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
$65,981
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
7.54%
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%
$1,319,620
$1.3M
Cap Rate 7%
$942,586
$942.6K
Cap Rate 9%
$733,122
$733.1K
Market Conditions
NOI Build-Up for 4,530 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
$122.3K $27.00/SF
− Vacancy
−$12.3K −$2.72/SF
EGI
$110.0K $24.28/SF
− OpEx
−$44.0K −$9.71/SF
NOI
$66.0K $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%
$1,319,620
Cap Rate 7%
$942,586
Cap Rate 9%
$733,122
Alternative Uses
Best Use
Healthcare Medical
$942.6K
$824.8K – $1.10M
NOI $65,981 @ 7.0% cap · market cap 7.54%
Second Best
Office B
$926.5K
$810.7K – $1.08M
NOI $64,852 @ 7.0% cap · market cap 7.41%
Theoretical Best
Office A
$1.25M
$1.09M – $1.45M
NOI $87,155 @ 7.0% cap · market cap 9.96%
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
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Frequently Asked Questions
What type of property is this?
Medical Office Space - Office space ideal for medical, dental, wellness, or clinical services.
Where is this medical office space located?
The property is located at 25B Long Creek Drive South Portland, ME.
What is the asking price?
The asking price for this property is $875,000.
What are key features of this property?
This property features: Ideal office space for medical, dental, wellness, or clinical services.; Convenient location near Western Avenue and the Maine Mall with easy highway access (I‑95 and I‑295).; Turnkey and well‑maintained building.
