Medical Office Suites with NYC
For Sale
$799,000
6050 BLVD EAST, West New York, NJ 07093
Combined medical office suites with NYC skyline views for sale.
Property Size2,700 SF
Price / SF$295.93
Days on Market344
Property Features for 6050 BLVD EAST
General Information
Standard status
Active
Size
2,700 SF
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$15,501
Listing Agency:
COLDWELL BANKER REALTY
(201) 798-3300
Listed By:
ANGELA CUCINIELLO · License #1430835
(201) 657-6084
Source:
Corcoran
Added: Sep 26, 2025
Changed: Aug 13
Last Checked: Sep 4 at 7:18AM
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 COLDWELL BANKER REALTY
Investment Insights
Based on property information with market context.
This combined commercial medical office space, suites A and B, totals approximately 2700 square feet. The space is being offered "as is" and presents an opportunity for renovation. Formerly a medical practice, the office is suitable for various specialties, including physical therapy, chiropractic, cosmetic procedures, medi-spa services, dentistry, pediatrics, and mental health practices. The A side suite, encompassing approximately 1575 square feet, features views of the NYC skyline, including Hudson Yards, the Empire State Building, and Freedom Tower. Currently, suites A and B are configured as one contiguous office with 7 treatment rooms/offices, a reception area, kitchenette, 2 full bathrooms, and 2 entrances. The property is located on the main lobby level of the Tower West Luxury Condo building on Boulevard East. The building comprises 193 residential condo apartments and offers a 24-hour concierge, live-in superintendent, and guest parking. Commuter options to NYC are available via NJ Transit bus stop located in front of the building, approximately 5 miles from NYC. The Homeowner Association (HOA) fees cover all utilities, including heat, electric, A/C, gas, hot/cold water, 2 dedicated parking spaces, 24-hour concierge, and security.
Key Highlights
- Rare combined commercial medical office suites totaling 2700+- sq. ft. offering significant space and flexibility.
- Prime location on the main lobby level of Tower West Luxury Condo building on Blvd East.
- Incredible views of the NYC skyline**, including Hudson Yards, Empire State Building, and Freedom Tower.
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
$41,310
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
5.17%
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%
$826,200
$826.2K
Cap Rate 7%
$590,143
$590.1K
Cap Rate 9%
$459,000
$459.0K
Market Conditions
NOI Build-Up for 2,700 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
$81.0K $30.00/SF
− Vacancy
−$25.9K −$9.60/SF
EGI
$55.1K $20.40/SF
− OpEx
−$13.8K −$5.10/SF
NOI
$41.3K $15.30/SF
Area
Hudson County, NJ
Vacancy
32.00%
Lease Rate
$30.00 /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%
$826,200
Cap Rate 7%
$590,143
Cap Rate 9%
$459,000
Alternative Uses
Best Use
Office B
$590.1K
$516.4K – $688.5K
NOI $41,310 @ 7.0% cap · market cap 5.17%
Second Best
Healthcare Medical
$574.3K
$502.5K – $670.0K
NOI $40,202 @ 7.0% cap · market cap 5.03%
Theoretical Best
Warehouse
$977.7K
$855.5K – $1.14M
NOI $68,439 @ 7.0% cap · market cap 8.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
3,688
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 07093, NJ
64,929
Population
27,451
Households
2.4
Avg Household Size
37
Median Age
35%
College-Educated
78%
High-School Grad
1.2 sq mi
ZIP Area
54,108
Density / Sq Mi
$70,389
Median Household Income
$37,229
Median Earnings
$1,619
Median Rent
$390,300
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 - Combined medical office suites with NYC skyline views for sale.
Where is this medical office space located?
The property is located at 6050 BLVD EAST West New York, NJ.
What is the asking price?
The asking price for this property is $799,000.
What are key features of this property?
This property features: Rare combined commercial medical office suites totaling 2700+- sq. ft. offering significant space and flexibility.; Prime location on the main lobby level of Tower West Luxury Condo building on Blvd East.; Incredible views of the NYC skyline**, including Hudson Yards, Empire State Building, and Freedom Tower.
