Renovated Medical Office
New
For Sale
$599,000
56 Doyer Ave 1E & 1F, White Plains, NY 10605
Healthcare facility with exam rooms, reception, kitchen, bathrooms, and natural light for clinical operations.
Property Size2,200 SF
Days on Market5
Property Features for 56 Doyer Ave 1E & 1F
General Information
Standard status
Active
Size
2,200 SF
Property subtype
Commercial
Additional Details
Public Transit
Yes
Amenities
exam rooms
reception area
kitchen
bathrooms
natural light
Building Details
Building Size
2,200 SF
Stories
1
Units
2
Listing Agency:
RE/MAX Distinguished Hms.&Prop
(914) 589-8133
Listed By:
Amanda Samuel · License #10401249908
(914) 589-8133
Source:
Elliman
Added: Aug 12
Changed: Aug 13
Last Checked: Aug 15 at 8:50AM
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 Distinguished Hms.&Prop
Investment Insights
Based on property information with market context.
Located at 56 Doyer Ave 1E & 1F in White Plains, the property is a renovated medical office configured with 12 exam rooms, a reception area, a kitchen, and 2 bathrooms. Natural light contributes to the interior environment, while the existing layout includes patient-oriented amenities and support areas for healthcare operations.
The space is currently being used as a med spa and is positioned for continued medical, wellness, or specialty-practice use. Heating is provided by above-ground oil fuel. Additional property information identifies the location as car-dependent, with some available transit and limited bike accessibility.
The space is currently being used as a med spa and is positioned for continued medical, wellness, or specialty-practice use. Heating is provided by above-ground oil fuel. Additional property information identifies the location as car-dependent, with some available transit and limited bike accessibility.
Key Highlights
- 12 exam rooms within a renovated medical office
- Reception area supports patient arrival and check‑in
- New kitchen and 2 bathrooms included
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
$35,838
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
5.98%
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%
$716,760
$716.8K
Cap Rate 7%
$511,971
$512.0K
Cap Rate 9%
$398,200
$398.2K
Market Conditions
NOI Build-Up for 2,200 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
$66.0K $30.00/SF
− Vacancy
−$6.3K −$2.85/SF
EGI
$59.7K $27.15/SF
− OpEx
−$23.9K −$10.86/SF
NOI
$35.8K $16.29/SF
Area
Westchester County, NY
Vacancy
9.50%
Lease Rate
$30.00 /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%
$716,760
Cap Rate 7%
$511,971
Cap Rate 9%
$398,200
Alternative Uses
Best Use
Healthcare Medical
$512.0K
$448.0K – $597.3K
NOI $35,838 @ 7.0% cap · market cap 5.98%
Second Best
Office B
$481.3K
$421.1K – $561.5K
NOI $33,689 @ 7.0% cap · market cap 5.62%
Theoretical Best
Retail
$664.5K
$581.5K – $775.3K
NOI $46,518 @ 7.0% cap · market cap 7.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
4,480
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 10605, NY
19,438
Population
8,537
Households
2.3
Avg Household Size
45
Median Age
66%
College-Educated
93%
High-School Grad
5.4 sq mi
ZIP Area
3,600
Density / Sq Mi
$145,587
Median Household Income
$86,040
Median Earnings
$2,195
Median Rent
$761,200
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Medical Office Space - Healthcare facility with exam rooms, reception, kitchen, bathrooms, and natural light for clinical operations.
Where is this medical office space located?
The property is located at 56 Doyer Ave 1E & 1F White Plains, NY.
What is the asking price?
The asking price for this property is $599,000.
What are key features of this property?
This property features: 12 exam rooms within a renovated medical office; Reception area supports patient arrival and check‑in; New kitchen and 2 bathrooms included
