Want to own a fully remodeled, full-scope optometry practice in Westchester County without starting from scratch? This Mahopac location, earning 4.9★ Google Reviews | 135 Reviews, generates approximately $282,000–$326,000 in normalized annual collections (2023: $454,090; 2024: $325,912; 2025: $281,924). A recent valuation supports adjusted owner cash flow (SDE) of approximately $55,000–$80,000, reflecting a buyer-doctor stepping into the clinical role currently covered by associate payroll.
The clinic operates with 2 fully equipped exam lanes, supported by a Topcon autorefractor/topographer (~$5K), HFA 740 Visual Field (~$15K), Canon digital fundus camera (~$1.2K), Zeiss GDx laser scanner (~$3K), and Topcon Maestro fundus camera (~$35K). All equipment is reported in good working condition. The practice utilizes Eye Cloud Pro EHR, with integrated recall management through Phreesia.
The practice maintains approximately 1,800 active patients (last 2 years), ~1,000 annual visits, and ~212 new patients per year, with scheduling typically 2–3 weeks out. Services include comprehensive primary care, medical eye care, LASIK/PRK/cataract co-management, specialty contact lenses (including scleral and keratoconus), myopia management, vision therapy, neuro-optometric rehabilitation, and optical sales.
Optical inventory is approximately $22,985 wholesale, included at cost and treated separately from goodwill. There are no reported equipment loans or liens.
The office occupies approximately 3,200 square feet in a professional building with monthly rent of $5,117, lease secured through August 31, 2035, plus two consecutive 5-year renewal options. The lease is assignable. Competition remains limited for a full-scope, specialty-driven model in the immediate area.
Under typical financing assumptions (10% down, ~7.5% interest, 10-year amortization), estimated annual debt service is approximately $19,000–$20,000, supporting projected post-debt owner income of ~$35,000–$60,000 pre-tax, with upside available through increased doctor days and improved optical capture.
The current owner does NOT work clinically at this location, creating immediate upside for a hands-on owner-operator to increase production and improve operating leverage. Seller is willing to remain for up to 6 months for transition support and can provide extended management assistance for approximately 12 months if needed.
NOTE: This location is part of a larger multi-location optometry group. Each location is available for individual purchase; however, a 25% bundled discount is offered if both are acquired together. See the Mt.Kisco NY location here
100% Bank Financing Available for qualified buyers through conventional lenders.
For more information, including a comprehensive practice appraisal report and detailed financial package, please complete our Buyer Registration Form and Confidentiality Agreement.
