Medical Office with Dental
For Sale
Contact for pricing
554 E Robinson St, North Tonawanda, NY 14120
3,860 sq ft medical office with dental buildout for sale.
Property Size3,860 SF
Lot Size0.46 Acres
Price / SF$125
Days on Market152
Property Features for 554 E Robinson St
General Information
Standard status
Active
Size
3,860 SF
Lot size
0.46 Acres
Property subtype
Office
Building Details
Year Built
2010
Buildings
1
Stories
1
Listing Agency:
CBRE - Buffalo
(716) 855-3700
Listed By:
Tom Roberts · License #10401387094
Source:
Crexi
Added: Mar 13
Changed: Aug 8
Last Checked: Aug 11 at 12:49PM
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 sq. ft. medical office with a dental buildout. It is located near the intersection of E. Robinson Street and Twin Cities Memorial Highway. The office features a large reception area, 8 dental operatories, a dental lab and prep area, a kitchenette, a changing room, and a private employee restroom. The property is situated on a 0.46-acre parcel with approximately 113 feet of frontage along E. Robinson Street, which has an average annual daily traffic count of 5,409 (NYSDOT). There are 8 dental operatories equipped with flatscreen televisions. Parking is available for approximately 15 cars. The property includes monument signage. It is located approximately 2 miles from Rt. 62/Niagara Falls Boulevard and 2.5 miles from I-290.
Key Highlights
- ±3,860 sq. ft. medical office with a dental buildout including 8 dental operatories.
- Located on E. Robinson Street with ±113’ frontage and monument signage.
- 0.46‑acre parcel with parking for ±15 cars.
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
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Similar Off Market Nearby
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Frequently Asked Questions
What type of property is this?
Medical Office Space - 3,860 sq ft medical office with dental buildout for sale.
Where is this medical office space located?
The property is located at 554 E Robinson St 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: ±3,860 sq. ft. medical office with a dental buildout including **8 dental operatories**.; Located on E. Robinson Street with ±113’ frontage and monument signage.; 0.46‑acre parcel with parking for ±15 cars.
