Rehabilitation Center with Residential
New
For Sale
$1,250,000
31 Holbrook Road, Auburn, ME 04210
Institutional facility with clinical, administrative, dining, and residential components on an expansive Auburn site.
Property Size12,600 SF
Lot Size2.28 Acres
Price / SF$99.21
Days on Market6
Property Features for 31 Holbrook Road
General Information
Standard status
Active
Size
12,600 SF
Lot size
2.28 Acres
Property subtype
Commercial
Lease Term
[]
Additional Details
Sprinkler System
Yes
Amenities
commercial-standard kitchen
dining facilities
common programming spaces
Building Details
Year Built
1920
Listing Agency:
Keller Williams Coastal and Lakes & Mountains Realty
Listed By:
Peter Metsch
(207) 607-5965
Source:
Portsiderealestategroup
Added: Aug 25
Changed: Aug 29
Last Checked: Aug 29 at 10:45PM
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 Keller Williams Coastal and Lakes & Mountains Realty
Investment Insights
Based on property information with market context.
Located at 31 Holbrook Road in Auburn, Maine, this rehabilitation center occupies a 2.28±-acre property with a building constructed in 1920. The facility includes administrative suites, clinical offices, group therapy rooms, and dedicated residential quarters, along with a commercial-standard kitchen, dining areas, and shared programming spaces.
The property has commercial-grade fire suppression, life-safety systems, and emergency egress designed for 24/7 occupancy. Its prior dual-use educational and residential licensing supports consideration for behavioral health, youth residential treatment, assisted living, or specialized vocational school operations, subject to applicable approvals. The site also offers parking and potential for expansion.
The property has commercial-grade fire suppression, life-safety systems, and emergency egress designed for 24/7 occupancy. Its prior dual-use educational and residential licensing supports consideration for behavioral health, youth residential treatment, assisted living, or specialized vocational school operations, subject to applicable approvals. The site also offers parking and potential for expansion.
Key Highlights
- 2.28±-acre rehabilitation center property in Auburn, ME
- Prior dual‑use educational and residential licensing
- Administrative suites, clinical offices, and group therapy rooms
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
$98,953
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
7.92%
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%
$1,979,060
$2.0M
Cap Rate 7%
$1,413,614
$1.4M
Cap Rate 9%
$1,099,478
$1.1M
Market Conditions
NOI Build-Up for 12,600 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
$189.0K $15.00/SF
− Vacancy
−$24.1K −$1.91/SF
EGI
$164.9K $13.09/SF
− OpEx
−$66.0K −$5.24/SF
NOI
$99.0K $7.85/SF
Area
Androscoggin County, ME
Vacancy
12.74%
Lease Rate
$15.00 /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%
$1,979,060
Cap Rate 7%
$1,413,614
Cap Rate 9%
$1,099,478
Alternative Uses
Best Use
Apartment 5plus
$1.69M
$1.48M – $1.97M
NOI $118,074 @ 7.0% cap · market cap 9.45%
Second Best
Healthcare Medical
$1.41M
$1.24M – $1.65M
NOI $98,953 @ 7.0% cap · market cap 7.92%
Theoretical Best
Warehouse
$22.38M
$19.58M – $26.11M
NOI $1,566,498 @ 7.0% cap · market cap 125.32%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Sprinkler system
Location Intelligence
Trade Area within ½ mile
5
Businesses Nearby
Explore this area
Business Placement
Demographics for 04210, ME
24,061
Population
11,113
Households
2.2
Avg Household Size
42
Median Age
29%
College-Educated
92%
High-School Grad
59.3 sq mi
ZIP Area
406
Density / Sq Mi
$66,552
Median Household Income
$42,624
Median Earnings
$983
Median Rent
$254,600
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Rehabilitation center - Institutional facility with clinical, administrative, dining, and residential components on an expansive Auburn site.
Where is this rehabilitation center located?
The property is located at 31 Holbrook Road Auburn, ME.
What is the asking price?
The asking price for this property is $1,250,000.
What are key features of this property?
This property features: 2.28±-acre rehabilitation center property in Auburn, ME; Prior dual‑use educational and residential licensing; Administrative suites, clinical offices, and group therapy rooms
