Veterinary-Use Medical Office
For Sale
Contact for pricing
729 Ridge Rd, Webster, NY 14580
Medical office building includes land and building, currently operating as a veterinary practice with 75 feet of road frontage.
Property Size3,000 SF
Price / SF$141.67
Days on Market520
Property Features for 729 Ridge Rd
General Information
Standard status
Active
Size
3,000 SF
Property subtype
OFFICE
Additional Details
Road Access
Yes
Listing Agency:
Blain Realty
(585) 244-8980
Listed By:
Robert Blain · License #31BL1064933
(585) 721-9174
Source:
Moodyscre
Added: Apr 9, 2025
Changed: Aug 10
Last Checked: Sep 9 at 9:34AM
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 Blain Realty
Investment Insights
Based on property information with market context.
This medical office building is currently being used as a veterinary practice and is being offered for sale with the land and building included. The property provides over 3,000 square feet of space and is positioned for a range of business uses based on the existing improvements.
The site offers 75 feet of road frontage and is located in an active business area in Webster. Public remarks also indicate a high traffic count, supporting strong general exposure for the business.
The offering is for the property as listed, including both the structure and the land.
The site offers 75 feet of road frontage and is located in an active business area in Webster. Public remarks also indicate a high traffic count, supporting strong general exposure for the business.
The offering is for the property as listed, including both the structure and the land.
Key Highlights
- Medical office building on land and building, currently operating as a veterinary practice
- Over 3,000 SF
- 75 ft of road frontage
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
$34,587
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
8.14%
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%
$691,740
$691.7K
Cap Rate 7%
$494,100
$494.1K
Cap Rate 9%
$384,300
$384.3K
Market Conditions
NOI Build-Up for 3,000 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
$65.9K $21.96/SF
− Vacancy
−$8.2K −$2.75/SF
EGI
$57.6K $19.22/SF
− OpEx
−$23.1K −$7.69/SF
NOI
$34.6K $11.53/SF
Area
Monroe County, NY
Vacancy
12.50%
Lease Rate
$21.96 /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%
$691,740
Cap Rate 7%
$494,100
Cap Rate 9%
$384,300
Alternative Uses
Best Use
Healthcare Medical
$494.1K
$432.3K – $576.5K
NOI $34,587 @ 7.0% cap · market cap 8.14%
Second Best
Office B
$322.6K
$282.3K – $376.4K
NOI $22,584 @ 7.0% cap · market cap 5.31%
Theoretical Best
Specialty Retail
$575.9K
$503.9K – $671.9K
NOI $40,314 @ 7.0% cap · market cap 9.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
336
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 14580, NY
54,148
Population
24,355
Households
2.2
Avg Household Size
46
Median Age
45%
College-Educated
96%
High-School Grad
42.6 sq mi
ZIP Area
1,271
Density / Sq Mi
$95,499
Median Household Income
$58,150
Median Earnings
$1,387
Median Rent
$253,000
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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 - Medical office building includes land and building, currently operating as a veterinary practice with 75 feet of road frontage.
Where is this medical office space located?
The property is located at 729 Ridge Rd Webster, NY.
What is the asking price?
The asking price for this property is $425,000.
What are key features of this property?
This property features: Medical office building on land and building, currently operating as a veterinary practice; Over 3,000 SF; 75 ft of road frontage
