Professional Office Units in Mount
For Sale
$450,000
Pending
101 S Bedford Rd 401, Mount Kisco, NY 10549
Two combined office units in premier medical and office complex.
Property Size2,450 SF
Lot Size0.10 Acres
Days on Market148
Property Features for 101 S Bedford Rd 401
General Information
Standard status
Pending
Size
2,450 SF
Lot size
0.10 Acres
Property subtype
Commercial
Building Details
Building Size
2,450 SF
Listing Agency:
REAL BROKER NY LLC
(718) 256-4000
Listed By:
Joshua Skyer
(718) 256-4000
Source:
Elliman
Added: Mar 26
Changed: Aug 8
Last Checked: Aug 19 at 1:08PM
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 REAL BROKER NY LLC
Investment Insights
Based on property information with market context.
An opportunity to own two professional office units in Mount Kisco’s medical and office complex. The space, previously a successful eye doctor’s practice, is suited for medical or professional office uses. The layout offers flexibility for owner-users, medical practitioners, or investors seeking long-term value in a high-demand location. The property is located minutes from Northern Westchester Hospital and surrounded by a medical and professional community. This delivers both immediate usability and long-term upside. The space can be converted back into two separate units, allowing an owner to occupy one while leasing the other to offset costs. Two combined office units are included in the sale. Central AC units are included. There is private onsite parking. Common areas are fully maintained with professional landscaping. It was formerly a medical use with existing infrastructure. It is ideal for medical, wellness, or professional office use. It is located near a major hospital and transit. This is an opportunity to secure a foothold in one of Westchester’s established professional hubs.
Key Highlights
- Exceptional value: Two combined office units offered at the price of one.
- Prime location in Mount Kisco's premier medical and office complex, near Northern Westchester Hospital.
- Ideal for medical, wellness, or professional office use, with existing infrastructure from a former medical practice.
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
$39,911
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
8.87%
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%
$798,220
$798.2K
Cap Rate 7%
$570,157
$570.2K
Cap Rate 9%
$443,456
$443.5K
Market Conditions
NOI Build-Up for 2,450 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
$73.5K $30.00/SF
− Vacancy
−$7.0K −$2.85/SF
EGI
$66.5K $27.15/SF
− OpEx
−$26.6K −$10.86/SF
NOI
$39.9K $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%
$798,220
Cap Rate 7%
$570,157
Cap Rate 9%
$443,456
Alternative Uses
Best Use
Healthcare Medical
$570.2K
$498.9K – $665.2K
NOI $39,911 @ 7.0% cap · market cap 8.87%
Second Best
Office B
$536.0K
$469.0K – $625.3K
NOI $37,517 @ 7.0% cap · market cap 8.34%
Theoretical Best
Retail
$740.1K
$647.6K – $863.4K
NOI $51,804 @ 7.0% cap · market cap 11.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,959
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 10549, NY
16,837
Population
6,339
Households
2.7
Avg Household Size
42
Median Age
60%
College-Educated
88%
High-School Grad
19.1 sq mi
ZIP Area
882
Density / Sq Mi
$122,327
Median Household Income
$67,836
Median Earnings
$1,686
Median Rent
$652,800
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Medical Office Space - Two combined office units in premier medical and office complex.
Where is this medical office space located?
The property is located at 101 S Bedford Rd 401 Mount Kisco, NY.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: Exceptional value: Two combined office units offered at the price of one.; Prime location in Mount Kisco's premier medical and office complex, near Northern Westchester Hospital.; Ideal for medical, wellness, or professional office use, with existing infrastructure from a former medical practice.
