Westbrook Industrial Distribution/Headquarters
For Sale
$8,750,000
Pending
41 Eisenhower Drive, Westbrook, ME 04098
61,000+ SF turnkey industrial building near Portland Jetport.
Property Size61,120 SF
Lot Size6.00 Acres
Days on Market167
Property Features for 41 Eisenhower Drive
General Information
Standard status
Pending
Size
61,120 SF
Lot size
6.00 Acres
Zoning
MZD
Taxes and HOA fees
Annual Taxes
$65,853
Building Details
Year Built
1985
Stories
2
Listed By:
Christine Paul
(207) 281-3622
Source:
Yourrealestateco.idxbroker
Added: Mar 26
Changed: Sep 8
Last Checked: Aug 25 at 8:17AM
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 Christine Paul
Investment Insights
Based on property information with market context.
This Greater Portland logistics hub is centrally located in proximity to the Maine Turnpike (I95), Portland Jetport, and I295. The property features a well-maintained 61,000+ SF pre-engineered metal building, constructed by Butler Manufacturing/Varco Pruden, and is in turnkey condition. The building is suited for a user seeking a regional distribution or headquarters presence. The existing office space could be expanded to 19,500 +/- SF by converting the demo room and old warehouse space. This property offers a solution for users seeking to bypass a two-plus year land search, design, approvals, and construction project timeline for a distribution hub.
Key Highlights
- Prime logistics hub location in Greater Portland, near Maine Turnpike (I95), Portland Jetport, and I295.
- Turnkey, well‑maintained 61,000+ SF pre‑engineered metal building.**
- Potential to increase office space to 19,500 +/- SF.
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
$474,923
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
5.43%
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%
$9,498,460
$9.5M
Cap Rate 7%
$6,784,614
$6.8M
Cap Rate 9%
$5,276,922
$5.3M
Market Conditions
NOI Build-Up for 61,120 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
$579.4K $9.48/SF
− Vacancy
−$20.7K −$0.34/SF
EGI
$558.7K $9.14/SF
− OpEx
−$83.8K −$1.37/SF
NOI
$474.9K $7.77/SF
Area
Cumberland County, ME
Vacancy
3.57%
Lease Rate
$9.48 /SF/Yr
Expense Ratio
15.00%
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%
$9,498,460
Cap Rate 7%
$6,784,614
Cap Rate 9%
$5,276,922
Alternative Uses
Best Use
Warehouse
$6.78M
$5.94M – $7.92M
NOI $474,923 @ 7.0% cap · market cap 5.43%
Second Best
Industrial
$5.59M
$4.89M – $6.52M
NOI $391,113 @ 7.0% cap · market cap 4.47%
Theoretical Best
Office A
$16.80M
$14.70M – $19.60M
NOI $1,175,921 @ 7.0% cap · market cap 13.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
110
Businesses Nearby
Explore this area
Business Placement
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Distribution center - 61,000+ SF turnkey industrial building near Portland Jetport.
Where is this distribution center located?
The property is located at 41 Eisenhower Drive Westbrook, ME.
What is the asking price?
The asking price for this property is $8,750,000.
What are key features of this property?
This property features: Prime logistics hub location in Greater Portland, near Maine Turnpike (I95), Portland Jetport, and I295.; Turnkey, well‑maintained 61,000+ SF pre‑engineered metal building.**; Potential to increase office space to 19,500 +/- SF.
