Medical Office with Dental
For Sale
$482,500
554 East Robinson Street, North Tonawanda, NY 14120
3,860 sq ft medical office with dental buildout.
Property Size3,860 SF
Lot Size0.46 Acres
Price / SF$125
Days on Market149
Property Features for 554 East Robinson Street
General Information
Standard status
Active
Size
3,860 SF
Lot size
0.46 Acres
Property subtype
Healthcare
Listing Agency:
CBRE | Buffalo
(716) 855-3700
Listed By:
Lida Eberz · License #Real Estate Salesperson
Source:
Cbre
Added: Mar 25
Changed: Aug 8
Last Checked: Aug 8 at 2:37PM
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 CBRE | Buffalo
Investment Insights
Based on property information with market context.
The property is a 3,860 square foot medical office featuring a dental buildout. The office includes a large reception area, eight dental operatories, a dental lab and prep area, a kitchenette, a changing room, and a private employee restroom. Each of the eight dental operatories is equipped with flatscreen televisions. The property is situated on a 0.46-acre parcel with approximately 113 feet of frontage along East Robinson Street, which experiences an average annual daily traffic count of 5,409 vehicles, according to the New York State Department of Transportation. Parking is available for approximately 15 cars. Monument signage is also present. The property is located near the intersection of East Robinson Street and Twin Cities Memorial Highway, approximately two miles from Route 62/Niagara Falls Boulevard and 2.5 miles from Interstate 290.
Key Highlights
- Dental buildout with 8 dental operatories, dental lab and prep area.
- ±3,860 sq. ft. medical office space.
- Convenient location near E. Robinson Street and Twin Cities Memorial Highway, with easy access to Rt. 62/Niagara Falls Boulevard and I‑290.
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
$31,116
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
6.45%
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%
$622,320
$622.3K
Cap Rate 7%
$444,514
$444.5K
Cap Rate 9%
$345,733
$345.7K
Market Conditions
NOI Build-Up for 3,860 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
$55.6K $14.40/SF
− Vacancy
−$3.7K −$0.96/SF
EGI
$51.9K $13.44/SF
− OpEx
−$20.7K −$5.37/SF
NOI
$31.1K $8.06/SF
Area
Niagara County, NY
Vacancy
6.70%
Lease Rate
$14.40 /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%
$622,320
Cap Rate 7%
$444,514
Cap Rate 9%
$345,733
Alternative Uses
Best Use
Office B
$779.9K
$682.4K – $909.8K
NOI $54,590 @ 7.0% cap · market cap 11.31%
Second Best
Healthcare Medical
$444.5K
$389.0K – $518.6K
NOI $31,116 @ 7.0% cap · market cap 6.45%
Theoretical Best
Warehouse
$3.28M
$2.87M – $3.83M
NOI $229,588 @ 7.0% cap · market cap 47.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
457
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 14120, NY
44,538
Population
20,367
Households
2.2
Avg Household Size
45
Median Age
30%
College-Educated
94%
High-School Grad
32.6 sq mi
ZIP Area
1,366
Density / Sq Mi
$76,608
Median Household Income
$47,014
Median Earnings
$932
Median Rent
$205,300
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
- Pine Woods Animal Hospital — 570 E Robinson St, North Tonawanda, NY 14120
Frequently Asked Questions
What type of property is this?
Medical Office Space - 3,860 sq ft medical office with dental buildout.
Where is this medical office space located?
The property is located at 554 East Robinson Street North Tonawanda, NY.
What is the asking price?
The asking price for this property is $482,500.
What are key features of this property?
This property features: Dental buildout with **8 dental operatories**, dental lab and prep area.; ±3,860 sq. ft. medical office space.; Convenient location near E. Robinson Street and Twin Cities Memorial Highway, with easy access to Rt. 62/Niagara Falls Boulevard and I‑290.
