Colonial Woodland
New
For Sale
$989,000
35 Donalene Way, Westbrook, ME 04092
Built in 2018, the property combines two bright residences with open living areas, hardwood floors, and granite countertops.
Property Size3,024 SF
Lot Size6.48 Acres
Price / SF$327.05
Days on Market2
Property Features for 35 Donalene Way
General Information
Standard status
Active
Size
3,024 SF
Lot size
6.48 Acres
Property subtype
Multi-Family
Additional Details
Highway Access
Yes
Multifamily Units
2
Building Details
Year Built
2018
Construction
Colonial
Listed By:
Kathy Gallant
(207) 841-7569
Source:
Gre207
Added: Sep 12
Last Checked: Sep 12 at 2:43PM
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 Kathy Gallant
Investment Insights
Based on property information with market context.
This Colonial-style duplex contains 3,024 square feet and was built in 2018. Each unit features an open kitchen and living room arrangement, hardwood flooring, granite countertops, quality fixtures, and appliances. Spacious primary bedrooms include room for office or workstation use, while ample closets and storage support everyday living.
The property occupies 6.48 acres of woodland at 35 Donalene Way in Westbrook, offering landscaped grounds and a private outdoor setting with shaded deck areas. Residents can access garden space and wooded trails on site. Downtown Portland, Windham, and Westbrook are described as a few minutes away, while the Turnpike spurs in Falmouth and Westbrook are about 10 minutes from the property.
The property occupies 6.48 acres of woodland at 35 Donalene Way in Westbrook, offering landscaped grounds and a private outdoor setting with shaded deck areas. Residents can access garden space and wooded trails on site. Downtown Portland, Windham, and Westbrook are described as a few minutes away, while the Turnpike spurs in Falmouth and Westbrook are about 10 minutes from the property.
Key Highlights
- Two‑unit duplex with 3,024 square feet
- Built in 2018
- Set on 6.48 acres of woodland
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
$53,439
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
5.40%
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%
$1,068,780
$1.1M
Cap Rate 7%
$763,414
$763.4K
Cap Rate 9%
$593,767
$593.8K
Market Conditions
NOI Build-Up for 3,024 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
$81.6K $27.00/SF
− Vacancy
−$5.3K −$1.76/SF
EGI
$76.3K $25.25/SF
− OpEx
−$22.9K −$7.57/SF
NOI
$53.4K $17.67/SF
Area
Cumberland County, ME
Vacancy
6.50%
Lease Rate
$27.00 /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%
$1,068,780
Cap Rate 7%
$763,414
Cap Rate 9%
$593,767
Alternative Uses
Best Use
Multifamily LT 5
$763.4K
$668.0K – $890.7K
NOI $53,439 @ 7.0% cap · market cap 5.40%
Second Best
Apartment 5plus
$710.2K
$621.5K – $828.6K
NOI $49,716 @ 7.0% cap · market cap 5.03%
Theoretical Best
Office A
$831.1K
$727.3K – $969.7K
NOI $58,180 @ 7.0% cap · market cap 5.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
41
Businesses Nearby
Explore this area
Business Placement
Demographics for 04092, ME
20,400
Population
9,404
Households
2.2
Avg Household Size
40
Median Age
40%
College-Educated
96%
High-School Grad
17.2 sq mi
ZIP Area
1,186
Density / Sq Mi
$85,868
Median Household Income
$49,922
Median Earnings
$1,373
Median Rent
$341,800
Median Home Value
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Built in 2018, the property combines two bright residences with open living areas, hardwood floors, and granite countertops.
Where is this duplex located?
The property is located at 35 Donalene Way Westbrook, ME.
What is the asking price?
The asking price for this property is $989,000.
What are key features of this property?
This property features: Two‑unit duplex with 3,024 square feet; Built in 2018; Set on 6.48 acres of woodland
