Established Medical Office
For Sale
Contact for pricing
6508 Deer Pointe Dr, Salisbury, MD
A-Class office space leased through October 2028.
Property Size5,000 SF
Lot Size0.12 Acres
Price / SF$220
Days on Market269
Property Features for 6508 Deer Pointe Dr
General Information
Standard status
Active
Size
5,000 SF
Lot size
0.12 Acres
Property subtype
OFFICE
Listing Agency:
CENTURY 21 Affiliated
(219) 596-8080
Listed By:
Sam Dashiell
(219) 596-8080
Source:
Moodyscre
Added: Nov 25, 2025
Changed: Aug 10
Last Checked: Aug 21 at 12:27PM
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 CENTURY 21 Affiliated
Investment Insights
Based on property information with market context.
Deer Pointe Professional Park features an established medical and professional office development situated on the east side of Salisbury, MD. Its central location facilitates convenient service throughout the Delmarva Peninsula. The property includes an A Class office space that has been occupied by Amedisys Home Health Care since 2007. The tenant has renewed their lease for an additional 5-year term, set to expire on October 31, 2028. The property is being offered as an investment opportunity. Also available are 0.37-acre pad sites suitable for constructing buildings with a size of 10,000+/- SF on each. The Amedisys space encompasses 5,000 square feet.
Key Highlights
- Established A Class office space with long‑term tenant (Amedisys Home Health Care) since 2007
- Renewed lease for 5 years, ending October 31, 2028
- Offered at an attractive 8 CAP rate
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
$95,472
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
8.68%
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%
$1,909,440
$1.9M
Cap Rate 7%
$1,363,886
$1.4M
Cap Rate 9%
$1,060,800
$1.1M
Market Conditions
NOI Build-Up for 5,000 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
$163.2K $32.64/SF
− Vacancy
−$35.9K −$7.18/SF
EGI
$127.3K $25.46/SF
− OpEx
−$31.8K −$6.36/SF
NOI
$95.5K $19.09/SF
Area
Wicomico County, MD
Vacancy
22.00%
Lease Rate
$32.64 /SF/Yr
Expense Ratio
25.00%
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%
$1,909,440
Cap Rate 7%
$1,363,886
Cap Rate 9%
$1,060,800
Alternative Uses
Best Use
Office B
$1.36M
$1.19M – $1.59M
NOI $95,472 @ 7.0% cap · market cap 8.68%
Second Best
Healthcare Medical
$945.0K
$826.9K – $1.10M
NOI $66,150 @ 7.0% cap · market cap 6.01%
Theoretical Best
Office A
$1.75M
$1.53M – $2.04M
NOI $122,433 @ 7.0% cap · market cap 11.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
159
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Market
Vacancy Rate% for Office in South 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 - A-Class office space leased through October 2028.
Where is this medical office space located?
The property is located at 6508 Deer Pointe Dr Salisbury, MD.
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: Established A Class office space with long‑term tenant (Amedisys Home Health Care) since 2007; Renewed lease for 5 years, ending October 31, 2028; Offered at an attractive 8 CAP rate
