Equipped Rehabilitation Center
New
For Sale
$1,250,000
31 Holbrook Road, Auburn, ME 04210
Commercial Sale, Auburn, ME
Property Size12,600 SF
Lot Size2.28 Acres
Price / SF$99.21
Days on Market1
Property Features for 31 Holbrook Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Rural Resident
Rooms
Basement
Basement
Partial, Sump Pump, Unfinished
Lot features
Water View, Rural
Standard status
Active
Size
12,600 SF
Lot size
2.28 Acres
Taxes and HOA fees
Tax Year
2025
Utilities
Sewer type
Septic Tank, Private Sewer
Heating system
Steam, Oil
Cooling system
Central Air
Water source
Well, Private
Amenities
commercial-standard kitchen
dining facilities
common programming spaces
Building Details
Year built
1920
Flooring type
Vinyl, Laminate, Tile, Carpet
Building materials
Steel Frame, Wood Frame, Clapboard
Roof type
Membrane, Flat
Listing Agency:
Keller Williams Coastal and Lakes & Mountains Realty · Keller Williams Realty
(207) 475-0999
Listed By:
Peter Metsch · License #070766
(339) 224-0912
Added: Aug 27
Last Checked: Aug 27 at 1:06PM
MLS# 1677961
Copyright © 2026 Maine Listings. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This institutional facility at 31 Holbrook Road in Auburn combines administrative suites, clinical offices, group therapy rooms, residential quarters, dining areas, a commercial-standard kitchen, and shared programming spaces. Its layout supports rehabilitation-center operations and has a documented history of educational and residential licensing. Life-safety features include commercial-grade fire suppression, emergency egress verified for 24/7 occupancy, and related safety systems.
The property occupies 2.28 acres and is served by a private well and septic system. Construction includes steel-frame and wood-frame elements with clapboard siding, while interior finishes include vinyl, laminate, tile, and carpet. Central air conditioning and steam heat provide building systems, with oil as the heating fuel. The flat membrane roof and basement add to the facility's physical configuration. Zoning is Rural Resident.
The property occupies 2.28 acres and is served by a private well and septic system. Construction includes steel-frame and wood-frame elements with clapboard siding, while interior finishes include vinyl, laminate, tile, and carpet. Central air conditioning and steam heat provide building systems, with oil as the heating fuel. The flat membrane roof and basement add to the facility's physical configuration. Zoning is Rural Resident.
Key Highlights
- 2.28‑acre institutional property at 31 Holbrook Road, Auburn, ME 04210
- Clinical offices, group therapy rooms, administrative suites, and residential quarters
- Commercial‑standard kitchen, dining areas, and shared programming spaces
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, residential, dining, and group-programming areas in a purpose-configured setting.
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 institutional property at 31 Holbrook Road, Auburn, ME 04210; Clinical offices, group therapy rooms, administrative suites, and residential quarters; Commercial‑standard kitchen, dining areas, and shared programming spaces
