Historic Warehouse Along Presumpscot
For Sale
Contact for pricing
3 Mallison Falls Rd, Windham, ME 04062
Unique warehouse facility with redevelopment potential near Portland.
Property Size50,000 SF
Price / SF$75
Days on Market150
Property Features for 3 Mallison Falls Rd
General Information
Standard status
Active
Size
50,000 SF
Property subtype
Industrial
Investment Type
Owner/User
Building Details
Year Built
1900
Stories
5
Listing Agency:
Magnusson Balfour Commercial
(207) 774-7715
Listed By:
Scott Balfour · License #ME DB106566
Source:
Crexi
Added: Mar 16
Changed: Aug 8
Last Checked: Aug 7 at 8:49AM
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 Magnusson Balfour Commercial
Investment Insights
Based on property information with market context.
This property presents an opportunity to acquire a historic warehouse facility situated along the Presumpscot River. Originally built in the early 1900s, the five-story building features approximately 50,000 square feet of brick construction. It offers views of the river and direct access to the Rail-to-Trails walking path. Located ten minutes from Westbrook and twenty minutes from Portland, the property combines historic character with a location. Currently, the property is leased to the owner’s moving and storage company, with a small portion leased to cannabis cultivation tenants. The sale includes the adjacent parcel at 4 Mallison Falls Road, expanding opportunities for future use. A Phase II expansion was completed in 1995, and the current owner has made improvements over the years. This property offers possibilities for redevelopment, adaptive reuse, or continued operation as a warehouse facility.
Key Highlights
- Prime location on the Presumpscot River with direct access to Rail‑to‑Trails walking path.
- Approximately 50,000 square feet of well‑maintained brick construction.
- Includes adjacent parcel at 4 Mallison Falls Road, expanding development opportunities.
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
$319,955
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
8.53%
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%
$6,399,100
$6.4M
Cap Rate 7%
$4,570,786
$4.6M
Cap Rate 9%
$3,555,056
$3.6M
Market Conditions
NOI Build-Up for 50,000 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
$474.0K $9.48/SF
− Vacancy
−$16.9K −$0.34/SF
EGI
$457.1K $9.14/SF
− OpEx
−$137.1K −$2.74/SF
NOI
$320.0K $6.40/SF
Area
Cumberland County, ME
Vacancy
3.57%
Lease Rate
$9.48 /SF/Yr
Expense Ratio
30.00%
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%
$6,399,100
Cap Rate 7%
$4,570,786
Cap Rate 9%
$3,555,056
Alternative Uses
Best Use
Warehouse
$5.55M
$4.86M – $6.48M
NOI $388,516 @ 7.0% cap · market cap 10.36%
Second Best
Industrial
$4.57M
$4.00M – $5.33M
NOI $319,955 @ 7.0% cap · market cap 8.53%
Theoretical Best
Office A
$13.74M
$12.02M – $16.03M
NOI $961,978 @ 7.0% cap · market cap 25.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
73
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 04062, ME
18,464
Population
8,695
Households
2.1
Avg Household Size
42
Median Age
42%
College-Educated
98%
High-School Grad
46.7 sq mi
ZIP Area
395
Density / Sq Mi
$98,946
Median Household Income
$57,505
Median Earnings
$1,189
Median Rent
$370,900
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Windham Gorham Self Storage — 12 Depot St, Windham, ME 04062
- Affordable Storage of Maine — 20 Depot St, Windham, ME 04062
Frequently Asked Questions
What type of property is this?
Warehouse - Unique warehouse facility with redevelopment potential near Portland.
Where is this warehouse located?
The property is located at 3 Mallison Falls Rd Windham, ME.
What is the asking price?
The asking price for this property is $3,750,000.
What are key features of this property?
This property features: Prime location on the Presumpscot River with direct access to Rail‑to‑Trails walking path.; Approximately 50,000 square feet of well‑maintained brick construction.; Includes adjacent parcel at 4 Mallison Falls Road, expanding development opportunities.
