Professional Condo Office
For Sale
$624,000
100 S Highland, Ossining, NY 10562
Move-in ready first-floor office condo with two reception areas, private offices, break room, and ample storage.
Property Size2,200 SF
Price / SF$283.64
Days on Market90
Property Features for 100 S Highland
General Information
Standard status
Active
Size
2,200 SF
Property subtype
Commercial
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Office Units
2
Listing Agency:
McGrath Premier Real Estate
Listed By:
Clayton C. Livingston · License #30LI0772064
(914) 625-4617
Source:
Searchhomesinlongisland
Added: Jun 11
Changed: Sep 8
Last Checked: Sep 8 at 7:07AM
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 McGrath Premier Real Estate
Investment Insights
Based on property information with market context.
Freshly refurbished and move-in ready, this individually owned first-floor professional condo is configured as a two-unit suite. It was formerly two separate adjacent medical offices and now offers a versatile layout designed for professional use. The suite includes two welcoming reception and administrative areas, private offices, a break room, and ample storage. Ten office rooms are provided, including several with an individual sanitary station, along with two separate reception or waiting rooms for added privacy.
The property is positioned in a high-visibility professional corridor with signage opportunities directly on busy Route 9. Ossining’s walkable and somewhat bikeable area offers convenient access, with a moderate transit score noted.
Presented as a two-unit professional office configuration, the space can be used in full or one portion can be leased separately, depending on operational needs.
The property is positioned in a high-visibility professional corridor with signage opportunities directly on busy Route 9. Ossining’s walkable and somewhat bikeable area offers convenient access, with a moderate transit score noted.
Presented as a two-unit professional office configuration, the space can be used in full or one portion can be leased separately, depending on operational needs.
Key Highlights
- Move‑in ready first‑floor professional condo suite with two reception and administrative areas
- Formerly two adjacent medical offices, offering a versatile layout for healthcare, therapy, or administrative use
- Includes 10 office rooms, private offices, a break room, and ample storage
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
$35,838
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
5.74%
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%
$716,760
$716.8K
Cap Rate 7%
$511,971
$512.0K
Cap Rate 9%
$398,200
$398.2K
Market Conditions
NOI Build-Up for 2,200 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
$66.0K $30.00/SF
− Vacancy
−$6.3K −$2.85/SF
EGI
$59.7K $27.15/SF
− OpEx
−$23.9K −$10.86/SF
NOI
$35.8K $16.29/SF
Area
Westchester County, NY
Vacancy
9.50%
Lease Rate
$30.00 /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%
$716,760
Cap Rate 7%
$511,971
Cap Rate 9%
$398,200
Alternative Uses
Best Use
Healthcare Medical
$512.0K
$448.0K – $597.3K
NOI $35,838 @ 7.0% cap · market cap 5.74%
Second Best
Office B
$481.3K
$421.1K – $561.5K
NOI $33,689 @ 7.0% cap · market cap 5.40%
Theoretical Best
Retail
$664.5K
$581.5K – $775.3K
NOI $46,518 @ 7.0% cap · market cap 7.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Office units
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
801
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 10562, NY
34,252
Population
12,745
Households
2.7
Avg Household Size
40
Median Age
46%
College-Educated
87%
High-School Grad
13.5 sq mi
ZIP Area
2,537
Density / Sq Mi
$113,069
Median Household Income
$53,499
Median Earnings
$2,118
Median Rent
$486,700
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.
Similar Off Market Nearby
- Zymet Animal Hospital — 61 Wolden Rd, Ossining, NY 10562
- Westchester Mobile Veterinary Service, PLLC — 1858 Pleasantville Rd #150, Briarcliff Manor, NY 10510
Frequently Asked Questions
What type of property is this?
Medical Office Space - Move-in ready first-floor office condo with two reception areas, private offices, break room, and ample storage.
Where is this medical office space located?
The property is located at 100 S Highland Ossining, NY.
What is the asking price?
The asking price for this property is $624,000.
What are key features of this property?
This property features: Move‑in ready first‑floor professional condo suite with two reception and administrative areas; Formerly two adjacent medical offices, offering a versatile layout for healthcare, therapy, or administrative use; Includes 10 office rooms, private offices, a break room, and ample storage
