25 Long Creek Dr South Portland, ME 04106
Office Spaces
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Entity Owned
Absentee Owner
~
Est. High Equity
For Sale
Contact for pricing
25 Long Creek Dr, South Portland, ME 04106
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Estimated value (blended)
$320k
Range $288k – $352k (±10%)
Property ID
US42-0232533
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
1993
Construction
FRAME
Total area
1,964 SF
Lot
2.32 ac (101,059 SF)
Zoning code
CND
APN
SPOR M:067 B:000E L:013
UPID
US42-0232533
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$320k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$320k
Owner & transaction history
since 2025
5 recorded transactions
Zoning & alternative use
CND · South Portland, ME
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
All 7 comparables with addresses
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$320k
Value range
$288k – $352k
±10% around blend
Estimated value / SF
$163 / SF
Confidence
High
7 county-verified comps
Property data
88
Market benchmarks
67
Comparable evidence
70
Income certainty
100
$288k
blend $320k
$352k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
1,964 SF
Lot area
2.32 ac
Year built
1993
Stories
1
APN
SPOR M:067 B:000E L:013
Assessed value
$393,400
Annual tax
$5,563
3
Income approach: direct capitalization
Partial preview
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$5,563
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$337k
Weighted, 7 comps · high confidence
Evidence
7 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
12.3 mi away · 2,016 SF
14.8 mi away · 2,020 SF
18.4 mi away · 1,647 SF
20.2 mi away · 1,780 SF
21.3 mi away · 2,400 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$320k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 42 sales
$183
-11%
County 93 sales
$194
-16%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $163/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Modeled
Market rent
Market benchmark
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 7 sales
NOI build-up · 9 steps
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Selected market yield
6.25%
Selected cap rate for this office spaces
Derived from the South Portland market rent, vacancy and expense benchmarks for this use type.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 6.25%
9.0%
NOI (est.)
$72k *
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$1.15M
Move the market yield to see immediate price impact.
Value / SF
$588
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.75%6.25%6.75%
$65k
$1.13M
$1.04M
$962k
$72k
$1.25M
$1.15M
$1.07M
$79k
$1.38M
$1.27M
$1.18M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
7 found
High confidence · county-verified
Closest comparable
$170k
10.2 mi · Aug 2025 · $89/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$5,563
Tax year 2023
Assessed value
$393,400
Assessed 2023
Previous assessed
$368,800
+6.7% YoY
Effective rate
1.41%
On assessed value
Assessed land
$123,000
Assessed improvement
$270,400
Applied tax rate
71,990.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Status
For Sale
Year built
1993
Construction
FRAME
Heating
HOT WATER
Cooling
YES
Buildings
1
Stories
1
Bathrooms
2
Total area
1,964 SF
Lot
2.32 ac (101,059 SF)
Zoning code
CND
APN
SPOR M:067 B:000E L:013
UPID
US42-0232533
Jurisdiction
SOUTH PORTLAND
Zoning & alternative use
CND · South Portland, MEZoning CND · permitted uses
CND · South Portland, ME
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
1993
Construction
FRAME
Heating
HOT WATER
Cooling
Yes
Stories
1
Buildings
1
Bathrooms
2
Lot
2.32 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
CND
Jurisdiction
South Portland, ME
Recorded code
CND
Ownership Intelligence
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Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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