Joseph Simone Says Google Searches an Essential Guide to Healthcare Real Estate Development

BRONX, NY (November 29, 2021) — Consumers’ increasing use of Google’s search engine to locate medical care should guide healthcare real estate developers’ site planning, said Joseph Simone of Simone Development Companies.

“The phrase ‘urgent care near me’ is one of the top terms, with almost 2 million searches each month,” said Joseph Simone, president of Simone Development Companies. “Other top searches are ‘hospital near me’ and ‘walk-in clinic near me.’ These terms underscore the importance of web analytics when real estate developers consider their site selection and what kind of tenant mix developers must acquire.”

Informed use of search engine analytics can help developers determine which communities most often search for urgent care or specialties, thereby improving the chances of immediate success for a new care facility.

“Anyone on Google who is searching for a service wants that service nearby, which is why we have seen the proliferation of urgent care in non-traditional medical locations like shopping centers,” said Joe Simone. “Now we see outpatient surgical centers and other medical services migrate to malls as proximity to consumers becomes increasingly critical.”

Simone Development Companies has been a pioneer in using analytics and market data to bring healthcare where consumers want it—in their neighborhoods.

Simone’s Boyce Thompson Center in Yonkers, N.Y. includes outpatient care, physician offices, a pharmacy, a med spa, retail and restaurants. Similarly, the Purchase Professional Park in Purchase, N.Y. combines first-class office and medical space, exceptional amenities and one of the most convenient office locations in the region.

“Developers must understand that the words ‘near me’ are the gold standard. We must respond to that search term by locating our projects as close to consumers and neighborhoods as possible,” said Joe Simone.

2022-03-08T13:21:55-05:00November 29, 2021|
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Developer Joseph Simone Says Conveience is Driving New Health Care Developments

BRONX, NY (November 8, 2021) — Competition to deliver the most convenient care is a factor in recent announcements about new medical real estate projects, says Joseph Simone, President of Simone Development Companies.

Across the United States, hospital networks are unveiling proposals that consolidate offices and services in easy-to-access locations to attract patients who have grown accustomed to appointment-free urgent care and telehealth.

“In October, Mount Sinai Morningside filed plans for a $28.5 million outpatient clinic in New York City’s Harlem neighborhood that consolidates primary care, surgical services, and AIDS outpatient health from several other locations with the goal of integrating care and reducing inefficiency,” said Joe Simone, President of Simone Development Companies. “Similarly, UChicago Medicine recently announced a hospital in northwest Indiana. Again, the goal is to deliver a seamless experience to patients who need convenient access to advanced care.”

Simone Development Companies is a leader in the push for convenient healthcare with the development of the Hutchinson Metro Center, a 42-acre mixed-use campus in the Bronx that combines an ambulatory surgical center with retail, hospitality, office, and doctors’ offices.

“Bronx residents can receive every aspect of their health care at the Hutchinson Metro Center,” said Joe Simone. “The old, fragmented model of health care where a primary care doctor and a specialist were miles apart in a congested city didn’t work for many Bronx residents, who prefer an integrated campus with ample parking and easy access to public transportation.”

Another example is Simone Development’s Boyce Thompson Center in Yonkers, NY, an 85,000-square-foot mixed-use center featuring medical offices, retail shops and restaurants. Major anchor tenants include St. John’s Riverside Hospital and Westmed Medical Group.

Joseph Simone said that recent announcements about new hospitals and consolidated facilities are just one aspect of the emerging convenience care trend.

“We are seeing the proliferation of free-standing emergency rooms, healthcare monitoring apps, home health devices, and even classic house calls,” said Joe Simone. “All these services are designed to satisfy the growing demand for convenient care.”

2022-03-08T13:22:00-05:00November 8, 2021|
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Joe Simone, President of Simone Development Predicts Cancer Treatment Centers Proliferate as U.S. Population Expands and Ages

BRONX, NY (October 25, 2021) — Joseph Simone, President of Simone Development Companies, predicts health networks will design and build new cancer treatment centers in response to recent U.S. Census figures that reveal an increasing elderly population.

The U.S. Census projects that by 2034 there will be more senior citizens than children in the United States. Risk factors for cancer include advanced age and obesity. From 1999 through 2018, the U.S. obesity rate rose from 30.5 to 42.4 percent of the population.

“Last year an estimated 1.8 million new cancer cases were diagnosed in the United States. By 2030, the number of cancer survivors is projected to rise to 22.2 million,” said Joseph Simone, president of Simone Development Companies.

In response to these demographic trends, new cancer centers are in development or planned nationwide. Recent announcements include Our Lady of the Lake’s $100 million project in Baton Rouge, La.; Franciscan Health’s $43.2 million project in Lafayette, Ind.; and City of Hope’s $1 billion project in Irvine, Calif.

“A common denominator in many of these communities is an effort to bring advanced cancer treatment to communities where cancer patients must travel long distances to receive such care,” said Joe Simone.

Simone Development Companies’ contribution to the nation’s cancer care includes the construction of the Purchase Professional Park in Purchase, N.Y., the headquarters of the Westmed Medical Group, which has a robust oncology department.

“Simone Development Companies is prepared to help health providers respond to the twin demographic trends of aging and obesity that will lead to millions more cancer cases in the coming decade,” said Joseph Simone. “Innovations in cancer treatment will spur the construction of new surgical and radiation facilities. We’re already seeing this proliferation of cancer centers in many places, such as the New York metro area.”

2022-03-08T13:22:16-05:00October 25, 2021|
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Health Care Coming To A Shopping Center Near You

BRONX, NY (October 12, 2021) — Consumers are increasingly traveling to shopping centers for a checkup or vaccine as health care providers seek more convenient locations, said Joseph Simone of Simone Development Companies.

“Across the country, health providers are converting former Sears buildings in shopping centers into ambulatory surgical centers, hospitals and doctors’ offices,” said Joe Simone, President of Simone Development Companies. “CVS Health’s announcement earlier this year that it will remake hundreds of its stores into primary care clinics will bring health care to even more shopping centers nationwide.”

Simone Development Companies anticipated the delivery of healthcare at shopping centers with the adaptive reuse of the Boyce Thompson Center, an 85,000 square-foot, mixed-use center with doctors’ offices, restaurants and retail in Yonkers, N.Y.

“Redeveloping shopping centers and strip malls with health care tenants makes sense because these properties are already designed to handle high-traffic uses and they provide ample parking,” said Simone. “More importantly, these local shopping centers are typically situated within walking distance or an easy commute from residential neighborhoods.”

It is unclear how many Sears locations are being converted for health uses, but there are examples of this conversion nationwide, including Selinsgrove, Penn.; Garden City, N.Y.; and Riverside, Calif. Simone noted that CVS Health’s goal to turn hundreds of its stores into primary care centers poses challenges to medical networks whose patients must wait weeks for routine health services.

“The CVS announcement is triggering a reconsideration of site uses everywhere. The recent decision by Yale New Haven Health System to build an ambulatory care center in a shuttered Macy’s store in Meriden, Conn. is an example of large health networks responding to CVS’s retail health strategy,” said Joseph Simone. “This shopping center land rush by health providers is a boon for health facility builders like Simone Development Companies.”

2022-03-08T13:22:35-05:00October 12, 2021|
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Joseph Simone of Simone Development Companies Sees NYC’s Life Sciences Investment Will Spur Development Boom

BRONX, NY (September 27, 2021) — Joseph Simone, President of Simone Development Companies, announced that a development boom is coming to New York City neighborhoods where teaching hospitals will expand their life sciences research.

“New York City is home to many of the country’s leading medical research institutions, so it makes sense that municipal leaders want to expand this sector by promoting health-tech incubators and wet labs,” said Joe Simone, whose company has its own plans for building wet laboratories.

New York City recently increased its investment in Life Sci NYC to $1 billion as part of an effort to transform underused properties and land into wet laboratories for medical research and med-tech start-ups.

So far, New York City’s biotech investments include a $13 million grant to Montefiore Medical Center and its medical school, the Albert Einstein College of Medicine to launch the Einstein-Montefiore Biotechnology Accelerated Research Center. The center will create a biomanufacturing facility focused on cell, gene, and antibody therapy production. The Bronx-based center will be open to early-stage and established companies.

Across the street from the proposed biotech facility, Simone Development Companies’ Hutchinson Metro Center includes an ambulatory surgical center for Montefiore. At the south end of the Hutchinson Metro Center, Joseph Simone has proposed building an office park that includes wet laboratories for medical research.

“Researchers and biotech start-ups want to be near each other because they thrive on collaboration. In the next 10 years the neighborhood surrounding the new research center will undergo a renaissance with the construction of a new Metro-North train station at Morris Park, new housing for researchers and students, and new offices for growing biotech companies,” said Joseph Simone.

Simone Development Companies’ Hutchinson Metro Center is part of an on-going redevelopment of the former Bronx Psychiatric Center campus. Phase 1 of the campus redevelopment envisions the creation of 100,000 square feet of biotech/research laboratories.

According to the New York City Economic Development Corporation, the life sciences sector has seen an average annual growth of 50+ biotech companies since 2016.

2022-03-08T13:22:45-05:00September 27, 2021|
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Joe Simone, President of Simone Development Companies, Sees Plastic Surgery Trends Driving Design of Medical Facilities

BRONX,NY (Sept 13, 2021) — An explosive growth in minimally invasive cosmetic procedures is influencing the design of dermatologists’ and plastic surgeons’ offices, according to Joe Simone, President of Simone Development Companies.

“Medical practices want larger treatment rooms that can accommodate the latest cosmetic technology for skin resurfacing and cellulite treatment,” said Joseph Simone. “As the laser technology improves and delivers better results, we’re seeing skyrocketing demand for laser treatments nationwide.”

According to the American Society of Plastic Surgeons’ 2020 statistics, total cosmetic procedures grew 131 percent between 2000 and 2020. The cosmetic procedures with the biggest growth over the 20-year period were minimally invasive procedures including laser skin resurfacing (483 percent) and cellulite treatment (261 percent). Surgical procedures with the biggest growth over the 20-year period include cheek implants (938 percent) and upper arm lifts (4,174 percent).

“Many of the medical facilities we have delivered in recent years include dermatology-office and cosmetic-surgery floor plans, including the Hutchinson Metro Center in the Bronx, N.Y. and WESTMED locations in Purchase, N.Y. and Greenwich, Conn.,” said Joseph Simone. “Simone Development Companies expects to continue new construction or renovation that includes dermatology and cosmetic surgical offices and operating rooms.”

The use of non-invasive procedures to slow the signs of aging are on the rise. According to the American Academy of Facial Plastic and Reconstructive Surgery (AAFPRS), the pandemic created a surge in surgical demand not seen in recent years. Even though many non-essential surgeries and aesthetic services were put on hold for months during the pandemic, AAFPRS members note that demand grew higher than ever.

“People are staring at themselves on screens during teleconference all day,” said Joe Simone. “That’s why so many people are seeking options like eyelid procedures to look less tired on camera. With remote working expected to increase in the future, it’s a sure bet more people will want to improve their appearance and seek medical solutions.”

2022-03-08T13:23:14-05:00September 13, 2021|
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Joe Simone, President of Simone Development Companies Announces Over 76,000 SF of New Leases at 316 Courtland Ave., Stamford, CT

Joe Simone, President of Simone Development Companies, has announced that Beacon Exterior Products and Amphenol Nexus Technologies have signed over 76,000 square feet of new leases at the company’s 316 Courtland Avenue in Stamford, CT.

“We are thrilled to welcome two remarkable industry leaders to 316 Courtland Avenue,” said Joe Simone. “The flexibility of the building and outdoor storage areas are some of its best attributes. Both Beacon and Amphenol Nexus were attracted to the expansive parking, ceiling heights and central access to Southern Fairfield County.”

Beacon Exterior Products, one of the largest distributors of residential and commercial roofing and complimentary building products in North America, has signed a new long-term lease of a combined 45,000 square feet of indoor and outdoor warehouse and distribution space. The lease includes 25,000 square feet of warehouse and office space and 20,000 square feet of yard space for additional storage.

Amphenol Nexus Technologies, a leader designer and manufacturer of scientific instruments such as audio plugs, jacks and push-button switches for the automotive, broadband, instrumentation, internet, military/aerospace and wireless infrastructure markets, has signed a new long-term lease of 31,134 square feet of indoor space to be used for manufacturing and assembly.

Joseph Simone said the 118,500-square-foot property features 1.1 acre of outdoor storage, clear span warehouse space with ceiling heights from 12 to 25 feet, an elevator to the second floor of the office space, abundant parking and ample power. The property is conveniently located only a mile from I-95 and a half mile from the Glenbrook train station. Only 12,000 square feet of warehouse space and 5,000 square feet of office space remain available at the property.

2022-03-15T13:52:56-04:00September 8, 2021|
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Hospitals to Seek New Revenue Models Amid Declining Patient Overnight Stays

BRONX NY (August 2021) — Healthcare real estate developer Joseph Simone says that the declining rate of hospital stays is prompting providers to seek new revenue models involving elective surgery and outpatient services.

“For the past four decades we’ve seen a remarkable decline in average hospital stays that is reshaping the medical landscape. Many hospitals have closed while those that remained open have launched multi-million-dollar expansions to help them replace the revenue from declining hospital stays,” said Joe Simone, President of Simone Development Companies.

According to statistics from the Centers for Disease Control, the average length of a hospital stay declined nationally from 11.4 days in 1975 to 6.1 days in 2014.

“These government statistics are the reason why my company built the New York metro region’s first ‘bedless hospital,’ an 11-story facility in the Bronx that focuses on outpatient medical services that include surgery,” said Joseph Simone, referring to the 280,000-square-foot Montefiore Ambulatory Care Center. “Increasingly, we are seeing the construction of similar centers throughout the region and nationally.”

Hospitals are spending big money on new ambulatory centers as outdated sick wards receive fewer extended-stay patients. In Harrison, NY situated in the heart of Westchester County’s “Medical Mile” along I-287, Simone recently completed 104 Corporate Park Drive, a state-of-the-art pediatric ambulatory care facility custom designed for Montefiore Medical Center.

“These centers are critical for aging hospitals as they seek to upgrade their delivery of high-quality, specialty care,” said Joe Simone. “Today’s healthcare consumers are demanding higher levels of service and comfort from hospitals, which means that developers and landlords must pay special attention to building design.”

2021-09-14T10:35:16-04:00August 23, 2021|
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Simone Development Sells Former RUCO Polymer Corp. Site to Developer for Future Warehouse/Distribution Project

BRONX, NY (August 16, 2021) — Simone Development Companies has announced the sale of the 15-acre former site of the RUCO Polymer Corp. in Hicksville, NY (Nassau County, Long Island). The buyer, a Brookfield Asset Management real estate fund, plans to develop a modern, high ceiling warehouse distribution center on the site. Terms of the sale were not disclosed.

Jim MacDonald, vice president of leasing for Simone development, represented the seller in negotiations and Paul Leone of CBRE represented the buyer.

“Well-located industrially zoned land for development is extremely rare and Simone Development is extremely pleased to find a buyer well-equipped to realize the site’s full potential,” said Joseph Simone, president of Simone Development. “With its close proximity the Long Island Expressway, as well as an existing rail spur, the site is well-positioned for industrial development to meet the needs of then growing e-commerce market.”

The Rubber Company of America (RUCO) built a manufacturing facility on the site in 1945, where RUCO Polymer Corp. (Hooker Chemical Company) manufactured plastics, latex, and esters. Occidental Chemical Corporation (OCC) owned and operated this site from 1966 to 1982. The site was later purchased by Sybron Corporation to produce polyester from 1982 to 2002. The Bayer Corporation purchased the site in 2000 and in 2002 decided to close the facility and demolish the existing buildings. The facility was a freight customer of the LIRR and New York and Atlantic Railway, served by a spur track off the Main Line next to the grade crossing at New South Rd.

2021-09-02T15:09:21-04:00August 16, 2021|
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Simone Development Companies and Fareri Associates Announce 21,518 Square Feet of New Healthcare Leases at Their Purchase Professional Park Campus

Purchase, NY (August 2020) — Building on their reputation as the region’s premier developers of state-of-the-art healthcare facilities, Simone Development Companies and Fareri Associates have announced 21,518 square feet of new leases at their Purchase Professional Park campus on Westchester Avenue.

“We are very pleased to announce this latest round of leasing activity at Purchase Professional Park. Healthcare is the fastest growing industry sector in our region and Purchase Professional Park is leading the way as the location of choice for today’s medical practices. We offer an unbeatable combination of outstanding amenities, accessibility and abundant parking in an attractive campus setting,” said Joanna Simone, Principal and Vice President of Leasing and Property Management Operations of Simone Development Companies.

The landlord signed leases at 3010 Westchester Avenue with Westchester Park Pediatrics, a pediatric and adolescent medical practice, for 8,300 square feet, and International Research Services, a cosmetic testing company, for 5,771 square feet. Schweiger Dermatology Group leased 2,510 square feet at 3010 Westchester Avenue and was represented by Patricia Valenti of Newmark Knight Frank. Additionally, Dr. Jeremy Brauer Dermatology leased space at 3000 Westchester Avenue and was represented by Derek Ritter of SQ/FT Commercial Brokerage. Matthew Lisk, Michael McCarthy and Kevin McCarthy of Cushman & Wakefield represented the landlord on all lease transactions.

Situated on Westchester Avenue in the heart of Westchester’s “Medical Mile” along I-287, Purchase Professional Park combines first-class medical and professional office space, exceptional amenities and one of the most convenient office locations in the region. The park-like campus features four modern buildings (3000, 3010, 3020 and 3030 Westchester Avenue) totaling 220,000 square feet of Class A medical and office space. 3030 Westchester Avenue is an 85,000 square-foot medical building that is fully leased to Westmed Medical Group, a large multi-specialty group medical practice.

In addition to Westmed Medical Group, some of the park’s medical tenants include Burke Rehabilitation, ENT & Allergy Associates, Greenwich Hospital, Northern Westchester Hospital Associates, Rye Orthopedic Associates, Greenwich Oral & Maxillofacial Surgery Associates, Merit Dental Inc; Liberty RC, Inc AKA Davita and Lederman & Lederman, LLOP.

Amenities at Purchase Professional Park include a cafe, which is undergoing a renovation to be completed in the summer of 2021, a fitness center, 24/7 building access with camera security, a beautifully landscaped courtyard with seating areas, on-site owner management and abundant complimentary parking. In addition to the Café, The Espresso Guys Coffee Truck visits the complex daily for additional food and coffee needs. The complex offers a highly visible and convenient location at Exit 10 off of I-287, with access to major highways including I-95, I-684 and the Hutchinson River/Merritt Parkways, and is just minutes away from the Westchester County Airport and Metro-North train stations in Rye, Harrison and White Plains, providing access to the growing suburban patient base in Westchester, Fairfield and Putnam counties.

Cushman & Wakefield is the exclusive leasing agent for Purchase Professional Park. For more information about available space for lease at Purchase Professional Park, call Matthew Lisk at 914-305-9303.

2021-09-02T15:09:01-04:00August 11, 2021|
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Simone Development Companies Welcomes Charleys Philly Steaks to Throggs Neck Shopping Center

BRONX, NY (August 2021) — Simone Development Companies has announced that Charleys Philly Steaks has signed a 10-year, 1,500-square-foot lease at the Throggs Neck Shopping Center in the Ferry Point section of The Bronx. Charleys Philly Steaks is expected to open to the public in late Fall, marking the national franchise’s second location in The Bronx and fifth in New York City.

“We are thrilled to welcome a national brand like Charleys Philly Steaks to one of the city’s most successful shopping centers,” said Josh Gopan, AVP of Leasing for Simone Development. “Since its opening, Throggs Neck Shopping Center has been extremely attractive to retailers, with the Target among the most active nationally. The successful development has created hundreds of new jobs and boosted the borough’s economy. The shopping center is a testament to Simone’s dedication of repurposing vacant and under-utilized commercial property in the New York metropolitan area.”

Charleys Philly Steaks joins an extensive and diverse roster of tenants including retailers Target, TJ Maxx, Petco, Party City, and Skechers as well as restaurants Starbucks, Applebee’s, Subway, Chipotle, Sarku Japan, among others. Karnit Mosberg of Royal Properties represented both the tenant and the owner in the long-term lease. Throggs Neck Shopping Center is now 98% occupied, with just 6,400 square feet of inline and 2,200 square feet of end cap space available for lease.

Throggs Neck Shopping Center is conveniently located at the intersection of Lafayette Avenue and the Hutchinson River Parkway. The borough’s 300,000-square-foot, large-scale retail development boasts secure free parking for over 600 cars and is anchored by a 165,000+ square-foot Target department store.

2021-09-02T15:10:14-04:00August 9, 2021|
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Healthcare Real Estate Developer Joe Simone Sees Boom in ‘Medispas’ Spurring Medical Office Makeovers

BRONX, NY (August 9, 2021) — Healthcare real estate developer Joseph Simone foresees big investment in medical office makeovers as doctors jump on the medical spa bandwagon.

“A national boom in consumer demand for medispas has medical practices and hospitals turning to real estate developers for new locations or renovations of existing offices, lounges and treatment rooms to deliver a spa environment,” said Joe Simone, President of Simone Development Companies. “Consumers willing to spend big money on cosmetic lasers, injections and other elective procedures expect new levels of comfort from their providers.”

A recent article in Medical Economics estimated that the medical spa market is expected to reach $33.9 billion by 2026, with a compound annual growth ratio of 13.8%.

“Once the realm of estheticians and dermatologists, medical spas are increasingly seen by medical practices and hospitals as a revenue stream that allows established healthcare groups to bring their brand recognition to a booming field,” said Joseph Simone.

Big retailers are also jumping on the medispa bandwagon. Earlier this year, Jack Nathan Health, a company that operates medical clinics inside Walmarts in Canada and Mexico, announced that it is expanding to eight more Walmarts in Canada to offer cosmetic injections, including Botox.

“The growing interest in wellness and self-care means that medical providers must reevaluate sterile medical office environments,” said Joe Simone. “Simone Development Companies is ready to partner with medical groups to design successful medical spas.”

2021-09-02T15:08:38-04:00August 9, 2021|
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