Wooded 2-Unit
New
For Sale
$989,000
35 Donalene Way, Westbrook, ME 04092
Multi-Family, Westbrook, ME
Property Size3,024 SF
Lot Size6.48 Acres
Price / SF$327.05
Days on Market2
Property Features for 35 Donalene Way
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
13
Bathrooms
3
Full bathrooms
3
Rooms
Bathroom 2, Bathroom 3, Bathroom 1, Basement
Parking features
Open, Off Street
Patio and Porch features
Deck
Basement
Full, Unfinished, Walk-Out Access
Lot features
Near Country Club, Rolling/ Sloping, Right of Way, Wooded, Near Shopping, Near Turnpike/ Interstate, Near Town, Rural
Standard status
Active
Size
3,024 SF
Lot size
6.48 Acres
Taxes and HOA fees
Tax Year
2027
Tax Annual Amount
12519
Utilities
Sewer type
Private Sewer
Heating system
Heat Pump (Heating), Radiant, Propane (Heating), Baseboard, Electric (Heating)
Cooling system
Heat Pump
Water source
Public
Building Details
Year built
2018
Number of units
2
Flooring type
Hardwood, Tile
Building materials
Wood Frame, Vinyl Siding
Roof type
Fiberglass, Shingle
Architectural style
Colonial
Listing Agency:
Century 21 North East · Century 21 Real Estate
(800) 844-7653
Listed By:
Vaughn Gushee
(207) 712-8901
Added: Sep 10
Last Checked: Sep 11 at 7:06PM
MLS# 1679986
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.
Built in 2018, this 3,024-square-foot Colonial duplex contains two residential units on a 6.48-acre wooded parcel. Both units feature open kitchen and living areas, hardwood and tile flooring, granite countertops, quality appliances, spacious primary bedrooms with room for workstations, and substantial closet and storage space. Each unit also includes a private deck, while the property offers open and off-street parking.
The property is located at 35 Donalene Way in Westbrook, Maine, with access to public water and a private sewer system. Downtown Portland, Windham, and Westbrook are described as a few minutes away, and the Falmouth and Westbrook Turnpike spurs are approximately 10 minutes from the property. Exterior construction includes wood framing with vinyl siding, and heating is provided by heat pumps, radiant, propane, baseboard, and electric systems.
The property is located at 35 Donalene Way in Westbrook, Maine, with access to public water and a private sewer system. Downtown Portland, Windham, and Westbrook are described as a few minutes away, and the Falmouth and Westbrook Turnpike spurs are approximately 10 minutes from the property. Exterior construction includes wood framing with vinyl siding, and heating is provided by heat pumps, radiant, propane, baseboard, and electric systems.
Key Highlights
- Two‑unit duplex on 6.48 acres of wooded land
- 3,024 square feet of residential space; built in 2018
- Both units feature open kitchens and living areas with granite counters
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
32
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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Cap Rate, Value Estimation, Potential NOI and more
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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 - Well-maintained Colonial duplex with hardwood floors, granite counters, decks, and private wooded surroundings.
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 on 6.48 acres of wooded land; 3,024 square feet of residential space; built in 2018; Both units feature open kitchens and living areas with granite counters
