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    Established Medical Office Investment Title is generated by Realmo AI

    6508 Deer Pointe Dr, Salisbury, MD

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    A-Class office space leased through October 2028.

    Type:OFFICE
    Property size:
    5,000 SF
    Lot size:
    0.12 Acres
    Price / SF:
    $220/SF
    Added:
    Nov 25, 2025
    Days on Market:
    178
    Last Refresh:
    Apr 5 at 10:12 pm

    Property Features for 6508 Deer Pointe Dr

    General Information

    Standard status
    Active
    Size
    5,000 SF
    Lot size
    0.12 Acres
    Property subtype
    OFFICE

    We can help!

    Listing Contact
    Sam Dashiell

    Listing agent Sam Dashiell

    Listing office CENTURY 21 Affiliated

    Listing date Nov 25, 2025

    Source Moodyscre

    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 CENTURY 21 Affiliated

    HighLights

    • Established A Class office space with long‑term tenant (Amedisys Home Health Care) since 2007
    • Renewed lease for 5 years, ending October 31, 2028
    • Offered at an attractive 8 CAP rate
    • Central location in Salisbury, MD, servicing the Delmarva Peninsula
    • Opportunity to purchase the Amedisys space separately for $1.1 million
    • Two 0.37 Acre pad sites available, each allowing for 10,000+\/- SF building

    Overview

    Deer Pointe Professional Park features an established medical and professional office development situated on the east side of Salisbury, MD. Its central location facilitates convenient service throughout the Delmarva Peninsula. The property includes an A Class office space that has been occupied by Amedisys Home Health Care since 2007. The tenant has renewed their lease for an additional 5-year term, set to expire on October 31, 2028. The property is being offered as an investment opportunity. Also available are 0.37-acre pad sites suitable for constructing buildings with a size of 10,000+/- SF on each. The Amedisys space encompasses 5,000 square feet.

    Financial Insights

    Value Estimation Calculated for Office B

    Conservative
    $1.06M
    NOI $95,472 @ 9.00% cap · cautious / downside scenario
    Moderate
    $1.36M
    NOI $95,472 @ 7.00% cap · market / base-case scenario
    Aggressive
    $1.91M
    NOI $95,472 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    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.
         Calculated for Office B

    Component $ $/SF
    Gross rent $163.2k $32.64
    − Vacancy −$35.9k −$7.18
    EGI $127.3k $25.46
    − OpEx −$31.8k −$6.36
    NOI $95.5k $19.09
    5,000 SF · lease $32.64/SF/yr · vacancy 22.00% · expense 25.00%

    Alternative Use Scenarios

    Best Use
    Office B
    $1.36M
    $1.19M – $1.59M (±1% cap)
    NOI $95,472 @ 7.0% cap · market cap 8.68%
    Second Best
    Healthcare Medical
    $945.0K
    $826.9K – $1.10M (±1% cap)
    NOI $66,150 @ 7.0% cap · market cap 6.01%
    Theoretical Best
    Office A
    $1.75M
    $1.53M – $2.04M (±1% cap)
    NOI $122,433 @ 7.0% cap · market cap 11.13%
    Zoning and permitted uses should be independently verified with local authorities.
    Location Intelligence

    Current Use by Public Records

    Veronica Correa Foster Care Service Sabrina Sahle Foster Care Service Kimberly Linton Foster Care Service Enrique Olivares Physician Enrique Bustos Olivares Physician

    Suggested Use

    Restaurant Real Estate Agency Building Supply Spa & Massage Center Dental Office Auto Repair Shop Big Box & Wholesale Store Hair Salon Nail Salon Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Similar Places Nearby

    • Winter Place Animal Hospital — 31611 Winterplace Pkwy, Salisbury, MD 21804
    • Winter Place Animal Hospital Shari Rayne,DVM — 31611 Winterplace Pkwy, Salisbury, MD 21804

    Location Insight

    • Map
    • Local Demand
    City
    Salisbury
    County
    Wicomico
    State
    Maryland
    Longitude
    -75.5192
    Latitude
    38.3716

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    FAQs

    What type of property is this?
    Medical Office Space - A-Class office space leased through October 2028.
    Where is this medical office space located?
    The property is located at 6508 Deer Pointe Dr Salisbury, MD.
    What is the asking price?
    The asking price for this property is $1,100,000.
    What are key features of this property?
    This property features: Established A Class office space with long‑term tenant (Amedisys Home Health Care) since 2007; Renewed lease for 5 years, ending October 31, 2028; Offered at an attractive 8 CAP rate
    (219) 596-8080 Call to check price and availability
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing
    Sam Dashiell
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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