Medical Office Building with Two
For Sale
Contact for pricing
45 Webster Commons Blvd, Webster, NY 14580
Medical office building offering two separately metered suites with multiple exam rooms and entrances.
Property Size9,942 SF
Price / SF$221.28
Days on Market200
Property Features for 45 Webster Commons Blvd
General Information
Standard status
Active
Size
9,942 SF
Property subtype
OFFICE
Site & Location
Highway Access
Yes
Road Access
Yes
Listing Agency:
Anchor Real Estate Advisors
(585) 299-2799
Listed By:
Joseph F. "Joe" Rowley, Jr. · License #10491211217
(585) 820-3153
Source:
Moodyscre
Added: Feb 25
Changed: Sep 2
Last Checked: Sep 13 at 9:25AM
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 Anchor Real Estate Advisors
Investment Insights
Based on property information with market context.
Medical office building configured with two separately metered suites, each designed for clinical use. Suite 100 features an open front area with three interconnected rooms, a bathroom, an exam room, and a rear/side exit. The suite also includes a pharmacy and doctor’s office layout described as having interconnected treatment spaces. Suite 200 includes a large waiting room area with skylights and receptionist windows, with a front office area and nurse station behind the windows, surrounded by exam rooms, offices, restrooms, a treatment room, and a conference/break room. Each suite has access to a rear/side entrance/exit and a shared restroom in the vestibule.
The property includes a full basement, with the larger portion finished for storage to code. The building was constructed so an elevator to the basement could be installed if needed. Access to Webster Commons Boulevard is via Ridge Road (NYS Route 404) at a traffic signal, with Webster Towne Center located directly opposite, and NYS Route 104 is approximately one mile away.
The basement storage area and the described suite-by-suite layouts support flexible medical office operations within a single building footprint.
The property includes a full basement, with the larger portion finished for storage to code. The building was constructed so an elevator to the basement could be installed if needed. Access to Webster Commons Boulevard is via Ridge Road (NYS Route 404) at a traffic signal, with Webster Towne Center located directly opposite, and NYS Route 104 is approximately one mile away.
The basement storage area and the described suite-by-suite layouts support flexible medical office operations within a single building footprint.
Key Highlights
- Medical office building in Webster configured with two separately metered suites (Suite 100 and Suite 200).
- Suite 100 includes a 2,100 SF pharmacy area with 3 interconnected rooms, bathroom, exam room, and rear/side exit.
- Suite 100 also includes a 1,200 SF doctor’s office area with 4 exam rooms, nurse station room, restroom, small front office, and waiting room.
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
$114,621
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
5.21%
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%
$2,292,420
$2.3M
Cap Rate 7%
$1,637,443
$1.6M
Cap Rate 9%
$1,273,567
$1.3M
Market Conditions
NOI Build-Up for 9,942 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
$218.3K $21.96/SF
− Vacancy
−$27.3K −$2.75/SF
EGI
$191.0K $19.22/SF
− OpEx
−$76.4K −$7.69/SF
NOI
$114.6K $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%
$2,292,420
Cap Rate 7%
$1,637,443
Cap Rate 9%
$1,273,567
Alternative Uses
Best Use
Healthcare Medical
$1.64M
$1.43M – $1.91M
NOI $114,621 @ 7.0% cap · market cap 5.21%
Second Best
Office B
$1.07M
$935.5K – $1.25M
NOI $74,842 @ 7.0% cap · market cap 3.40%
Theoretical Best
Specialty Retail
$1.91M
$1.67M – $2.23M
NOI $133,600 @ 7.0% cap · market cap 6.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
511
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
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Similar Off Market Nearby
- Gough Kelly DVM — 59 Westover Dr, Webster, NY 14580, United States
- The Village Vet — 40 Webster Commons Blvd, Webster, NY 14580
- Banfield Pet Hospital — 917 Holt Rd, Webster, NY 14580
Frequently Asked Questions
What type of property is this?
Medical Office Space - Medical office building offering two separately metered suites with multiple exam rooms and entrances.
Where is this medical office space located?
The property is located at 45 Webster Commons Blvd Webster, NY.
What is the asking price?
The asking price for this property is $2,200,000.
What are key features of this property?
This property features: Medical office building in Webster configured with two separately metered suites (Suite 100 and Suite 200).; Suite 100 includes a 2,100 SF pharmacy area with 3 interconnected rooms, bathroom, exam room, and rear/side exit.; Suite 100 also includes a 1,200 SF doctor’s office area with 4 exam rooms, nurse station room, restroom, small front office, and waiting room.
