Medical Office Condo with Exam
For Sale
Contact for pricing
250 Patchogue Yaphank Rd, East Patchogue, NY 11772
Medical office condominium offering six fully equipped exam rooms, private washrooms, and a dedicated medical testing area.
Property Size2,736 SF
Price / SF$179.09
Days on Market53
Property Features for 250 Patchogue Yaphank Rd
General Information
Standard status
Active
Size
2,736 SF
Property subtype
OFFICE
Listing Agency:
Metro Realty Services LLC
(631) 770-0700
Listed By:
Mark Pawlitschek
(631) 921-8527
Source:
Moodyscre
Added: Jul 24
Changed: Sep 2
Last Checked: Sep 13 at 10:58AM
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 Metro Realty Services LLC
Investment Insights
Based on property information with market context.
This medical office condominium is designed for day-to-day clinical operations, featuring six fully equipped exam rooms, each with a private washroom. The interior includes an expansive reception and waiting area, two private offices suitable for physicians or administrative use, and a dedicated medical testing area to support in-office care. A staff lunchroom and generous storage throughout the space add to workflow efficiency.
The unit also includes seven bathrooms total, supporting multiple patient and staff use points within the layout.
With its medical-ready layout and condominium configuration, the space is well suited for healthcare providers seeking an established facility for examinations, testing, and administrative functions.
The unit also includes seven bathrooms total, supporting multiple patient and staff use points within the layout.
With its medical-ready layout and condominium configuration, the space is well suited for healthcare providers seeking an established facility for examinations, testing, and administrative functions.
Key Highlights
- Six fully equipped exam rooms, each with a private washroom
- Seven bathrooms total
- Expansive reception and waiting area
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
$43,759
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
8.93%
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%
$875,180
$875.2K
Cap Rate 7%
$625,129
$625.1K
Cap Rate 9%
$486,211
$486.2K
Market Conditions
NOI Build-Up for 2,736 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
$84.7K $30.96/SF
− Vacancy
−$11.8K −$4.30/SF
EGI
$72.9K $26.66/SF
− OpEx
−$29.2K −$10.66/SF
NOI
$43.8K $15.99/SF
Area
Suffolk County, NY
Vacancy
13.90%
Lease Rate
$30.96 /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%
$875,180
Cap Rate 7%
$625,129
Cap Rate 9%
$486,211
Alternative Uses
Best Use
Office B
$672.1K
$588.1K – $784.1K
NOI $47,047 @ 7.0% cap · market cap 9.60%
Second Best
Healthcare Medical
$625.1K
$547.0K – $729.3K
NOI $43,759 @ 7.0% cap · market cap 8.93%
Theoretical Best
Office A
$833.5K
$729.3K – $972.4K
NOI $58,346 @ 7.0% cap · market cap 11.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
840
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 11772, NY
44,459
Population
18,478
Households
2.4
Avg Household Size
42
Median Age
33%
College-Educated
89%
High-School Grad
16.1 sq mi
ZIP Area
2,761
Density / Sq Mi
$105,246
Median Household Income
$55,170
Median Earnings
$2,015
Median Rent
$450,600
Median Home Value
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Market
Vacancy Rate% for Office in Northeast region
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Frequently Asked Questions
What type of property is this?
Medical Office Space - Medical office condominium offering six fully equipped exam rooms, private washrooms, and a dedicated medical testing area.
Where is this medical office space located?
The property is located at 250 Patchogue Yaphank Rd East Patchogue, NY.
What is the asking price?
The asking price for this property is $490,000.
What are key features of this property?
This property features: Six fully equipped exam rooms, each with a private washroom; Seven bathrooms total; Expansive reception and waiting area
