Turnkey Medical Office
For Sale
Contact for pricing
57 N Middletown Rd, Nanuet, NY 10954
Three-story, fully furnished medical office building with exam and consultation rooms and 40 parking spaces.
Property Size3,264 SF
Price / SF$597.43
Days on Market108
Property Features for 57 N Middletown Rd
General Information
Standard status
Active
Size
3,264 SF
Total Parking Spaces
40
Property subtype
OFFICE
Additional Details
Furnished
Yes
Highway Access
Yes
Building Details
Stories
3
Listing Agency:
Triforce Commercial Real Estate
(845) 323-9177
Listed By:
Jason Horowitz · License ##1433362
(845) 323-9177
Source:
Moodyscre
Added: May 15
Changed: Aug 22
Last Checked: Aug 29 at 1:04PM
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 Triforce Commercial Real Estate
Investment Insights
Based on property information with market context.
57 North Middletown Road is a contemporary, fully furnished medical professional office building offering 3,264 square feet of office space across three floors. The interior is built out for a medical practice, with examination and consultation rooms equipped with examination tables, as well as terminal screens, desks and chairs, and existing phone systems. The space also includes file storage cabinets, supporting an operational, ready-to-use environment.
The property is prominently located on North Middletown Road, just north of the intersection of Middletown Road and Route 59, in the heart of Rockland County’s busiest commercial district. Convenient access is available to the Palisades Parkway and the New York State Thruway. Nearby are major medical centers, including Montefiore-Nyack and Good Samaritan Hospital.
With 40 parking spaces available for tenants and visitors, the building supports day-to-day patient and staff access while maintaining a dedicated, medical-ready office layout.
The property is prominently located on North Middletown Road, just north of the intersection of Middletown Road and Route 59, in the heart of Rockland County’s busiest commercial district. Convenient access is available to the Palisades Parkway and the New York State Thruway. Nearby are major medical centers, including Montefiore-Nyack and Good Samaritan Hospital.
With 40 parking spaces available for tenants and visitors, the building supports day-to-day patient and staff access while maintaining a dedicated, medical-ready office layout.
Key Highlights
- Three‑story, fully furnished medical professional office building with 3,264 SF of office space
- Built out for medical use with examination and consultation rooms, including examination tables and terminal screens
- Includes existing phone systems, desks, and chairs, plus file storage cabinets throughout
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
$93,085
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
4.77%
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%
$1,861,700
$1.9M
Cap Rate 7%
$1,329,786
$1.3M
Cap Rate 9%
$1,034,278
$1.0M
Market Conditions
NOI Build-Up for 3,264 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
$146.9K $45.00/SF
− Vacancy
−$22.8K −$6.98/SF
EGI
$124.1K $38.03/SF
− OpEx
−$31.0K −$9.51/SF
NOI
$93.1K $28.52/SF
Area
Rockland County, NY
Vacancy
15.50%
Lease Rate
$45.00 /SF/Yr
Expense Ratio
25.00%
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%
$1,861,700
Cap Rate 7%
$1,329,786
Cap Rate 9%
$1,034,278
Alternative Uses
Best Use
Office B
$1.33M
$1.16M – $1.55M
NOI $93,085 @ 7.0% cap · market cap 4.77%
Second Best
Healthcare Medical
$1.08M
$940.8K – $1.25M
NOI $75,261 @ 7.0% cap · market cap 3.86%
Theoretical Best
Specialty Retail
$2.16M
$1.89M – $2.52M
NOI $151,066 @ 7.0% cap · market cap 7.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
973
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 10954, NY
24,248
Population
10,041
Households
2.4
Avg Household Size
44
Median Age
47%
College-Educated
90%
High-School Grad
6.9 sq mi
ZIP Area
3,514
Density / Sq Mi
$112,927
Median Household Income
$55,985
Median Earnings
$2,184
Median Rent
$502,300
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 - Three-story, fully furnished medical office building with exam and consultation rooms and 40 parking spaces.
Where is this medical office space located?
The property is located at 57 N Middletown Rd Nanuet, NY.
What is the asking price?
The asking price for this property is $1,950,000.
What are key features of this property?
This property features: Three‑story, fully furnished medical professional office building with 3,264 SF of office space; Built out for medical use with examination and consultation rooms, including examination tables and terminal screens; Includes existing phone systems, desks, and chairs, plus file storage cabinets throughout
