Medical Office Building with
For Sale
$1,100,000
Pending
1682 Empire Boulevard, Webster, NY 14580
CommercialSale, Webster, NY
Property Size8,600 SF
Lot Size0.95 Acres
Days on Market78
Property Features for 1682 Empire Boulevard
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
Commercial
Zoning description
Commercial
Rooms
Basement
Parking
35
Parking features
Paved or Surfaced
Subdivision
Spring Pines
Lot features
Rectangular, Rectangular Lot
Middle school
Spry Middle
High school
Webster-Schroeder High
Elementary school district
Webster
Middle school district
Webster
High school district
Webster
Directions
Route 104 to Empire Boulevard heading East towards Webster to # 1682 Empire Boulevard in the Spring Pines Office Complex. Situated at 1682 Empire Boulevard in the Complex.
Standard status
Pending
APN
264200-093-190-0001-045-150
Size
8,600 SF
Lot size
0.95 Acres
Taxes and HOA fees
Tax Annual Amount
28191
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas, Forced Air
Cooling system
Central Air
Water source
Public
Building Details
Year built
1994
Floors in Building
1
Number of units
1
Flooring type
Linoleum, Carpet, Vinyl
Building materials
Brick, Block, WoodSiding
Roof type
Asphalt
Listing Agency:
RE/MAX Plus · RE/MAX International
(585) 279-8200
Listed By:
John Antetomaso · License #49AN1151017
(585) 787-8888
Added: Jun 15
Changed: Aug 26
Last Checked: Aug 31 at 4:06PM
MLS# R1683854
Copyright © 2026 New York State Alliance of MLSs, LLC. 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 8,600-square-foot medical office building sits on 0.95 acres and is fully occupied by a medical tenant. The layout includes multiple exam rooms, offices, a large patient waiting area, and circulation designed for medical operations. Several offices were recently renovated. Built in 1994, the property features brick, block, and wood siding construction, along with carpet, vinyl, and linoleum flooring. Heating is provided by natural gas forced air, with central air conditioning.
The site has paved parking and public water and sewer service. The existing lease has a three-year term with options, and the tenant occupies the entire building. The property is located in Webster, NY, in Monroe County, with access from Empire Boulevard.
The site has paved parking and public water and sewer service. The existing lease has a three-year term with options, and the tenant occupies the entire building. The property is located in Webster, NY, in Monroe County, with access from Empire Boulevard.
Key Highlights
- 8,600 SF medical office building on 0.95 acres
- Entire building occupied by a medical tenant
- Multiple exam rooms, offices, and large patient waiting area
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
$99,149
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
9.01%
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%
$1,982,980
$2.0M
Cap Rate 7%
$1,416,414
$1.4M
Cap Rate 9%
$1,101,656
$1.1M
Market Conditions
NOI Build-Up for 8,600 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
$188.9K $21.96/SF
− Vacancy
−$23.6K −$2.75/SF
EGI
$165.2K $19.22/SF
− OpEx
−$66.1K −$7.69/SF
NOI
$99.1K $11.53/SF
Area
Monroe County, NY
Vacancy
12.50%
Lease Rate
$21.96 /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%
$1,982,980
Cap Rate 7%
$1,416,414
Cap Rate 9%
$1,101,656
Alternative Uses
Best Use
Healthcare Medical
$1.42M
$1.24M – $1.65M
NOI $99,149 @ 7.0% cap · market cap 9.01%
Second Best
Office B
$924.9K
$809.3K – $1.08M
NOI $64,740 @ 7.0% cap · market cap 5.89%
Theoretical Best
Specialty Retail
$1.65M
$1.44M – $1.93M
NOI $115,566 @ 7.0% cap · market cap 10.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
599
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 14580, NY
54,148
Population
24,355
Households
2.2
Avg Household Size
46
Median Age
45%
College-Educated
96%
High-School Grad
42.6 sq mi
ZIP Area
1,271
Density / Sq Mi
$95,499
Median Household Income
$58,150
Median Earnings
$1,387
Median Rent
$253,000
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Medical Office Space - Occupied medical facility with multiple exam rooms, renovated offices, public utilities, and paved parking.
Where is this medical office space located?
The property is located at 1682 Empire Boulevard Webster, NY.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: 8,600 SF medical office building on 0.95 acres; Entire building occupied by a medical tenant; Multiple exam rooms, offices, and large patient waiting area
