Medical Office
For Sale
$1,100,000
1682 Empire Boulevard, Webster, NY 14580
Fully occupied medical facility with exam rooms, offices, and a patient waiting area.
Property Size8,600 SF
Price / SF$127.91
Days on Market29
Property Features for 1682 Empire Boulevard
General Information
Standard status
Active
Size
8,600 SF
Occupancy
100%
Additional Details
Office Units
1
Building Details
Year Built
1994
Buildings
1
Tenancy
Single
Listing Agency:
RE/MAX Plus
(585) 787-8888
Listed By:
John Antetomaso · License #49AN1151017
Source:
Skinnercnyrealty
Added: Aug 2
Changed: Aug 30
Last Checked: Aug 30 at 1:45PM
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 RE/MAX Plus
Investment Insights
Based on property information with market context.
This 8,600-square-foot medical office building at 1682 Empire Boulevard in Webster, New York, was constructed in 1994. The facility is occupied by a medical tenant under a lease with 3 years remaining and option periods. Interior improvements include recently renovated offices, multiple examination rooms, additional office areas, and a sizable patient waiting room. The layout supports organized movement between reception, clinical, and administrative spaces, while on-site parking serves the building’s users.
The property may also be acquired with an additional building at 3101 West Ridge Road, Building D, as part of a two-property portfolio. The same tenant occupies both buildings under the referenced lease arrangement.
The property may also be acquired with an additional building at 3101 West Ridge Road, Building D, as part of a two-property portfolio. The same tenant occupies both buildings under the referenced lease arrangement.
Key Highlights
- 8,600‑square‑foot medical office building
- Medical tenant occupies the entire building
- Lease has 3 years remaining with options
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
1
Office units
100%
Occupancy
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
457
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 - Fully occupied medical facility with exam rooms, offices, and a patient waiting area.
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‑square‑foot medical office building; Medical tenant occupies the entire building; Lease has 3 years remaining with options
