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    Mixed-Use Property in Fort Ann Title is generated by Realmo AI

    10270 NY-149, Fort Ann, NY 12827

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    Claim this Listing
    For Sale
    Under Contract
    $349,000

    COMMERCIAL - Fort Ann, NY

    Property size:
    2,400 SF
    Lot size:
    1.77 Acres
    Price / SF:
    $145/SF
    Added:
    Feb 9, 2026
    Days on Market:
    96
    Last Refresh:
    May 16 at 2:06 pm

    Property Features for 10270 NY-149

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    Commercial
    Parking
    30
    Standard status
    Active Under Contract
    APN
    532889 110.-1-52
    Size
    2,400 SF
    Lot size
    1.77 Acres

    Taxes and HOA fees

    Tax Annual Amount
    2996

    Utilities

    Sewer type
    Septic Tank
    Heating system
    Propane (Heating)
    Cooling system
    Central Air
    Water source
    Well

    Building Details

    Year built
    1995
    Floors in Building
    2
    Building materials
    Frame

    We can help!

    Listing Contact
    Brendon Teetor
    Brendon Teetor

    Listing agent Brendon Teetor License #10401376385

    Listing office Roohan Realty 519 Broadway, Saratoga Springs, NY

    Listing date Feb 9, 2026

    MLS# 202611902

    Copyright © 2026 Global MLS, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Fully leased property generating $3,100/month in income.
    • Mixed‑use property with commercial space and attached residential apartments.
    • Large 1.77‑acre lot with room for parking, storage, or future improvements.
    • Located in an area with no zoning restrictions, offering flexible usage options.
    • Built in 1995.
    • Well and septic system.

    Overview

    This mixed-use property in Fort Ann, NY, features approximately 2,400 square feet of total building space situated on a 1.77-acre lot. Constructed in 1995, the building combines commercial space with attached residential apartments, offering flexibility for both owner-users and investors. The expansive lot provides ample space for parking, storage, or potential future improvements, subject to necessary approvals. Located in an area without zoning restrictions, the property offers added flexibility depending on the intended use. It operates with well and septic systems. The property is fully leased at $3,100 per month. The owner is responsible for taxes and snow removal, while tenants cover all other expenses and utilities.

    Financial Insights

    Value Estimation Calculated for Retail

    Conservative
    $332.6K
    NOI $29,936 @ 9.00% cap · cautious / downside scenario
    Moderate
    $427.7K
    NOI $29,936 @ 7.00% cap · market / base-case scenario
    Aggressive
    $598.7K
    NOI $29,936 @ 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 Retail

    Component $ $/SF
    Gross rent $44.6k $18.60
    − Vacancy −$1.9k −$0.78
    EGI $42.8k $17.82
    − OpEx −$12.8k −$5.35
    NOI $29.9k $12.47
    2,400 SF · lease $18.60/SF/yr · vacancy 4.20% · expense 30.00%

    Alternative Use Scenarios

    Best Use
    Retail
    $427.7K
    $374.2K – $498.9K (±1% cap)
    NOI $29,936 @ 7.0% cap · market cap 8.58%
    Second Best
    Apartment 5plus
    $354.0K
    $309.7K – $413.0K (±1% cap)
    NOI $24,777 @ 7.0% cap · market cap 7.10%
    Theoretical Best
    Office A
    $595.4K
    $521.0K – $694.7K (±1% cap)
    NOI $41,679 @ 7.0% cap · market cap 11.94%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Isalis (Bike/Boat/Book/etc) Store Party City Party Supply Store Skunk Funk Big Box & Wholesale Store Carl's Trading Co Hat Shop Bushka's Kitchen LLC (Bike/Boat/Book/etc) Store

    Suggested Use

    Restaurant Building Supply Big Box & Wholesale Store Auto Repair Shop Hotel & Motel Kitchen & Bath Showroom Storage Facility Grocery & Convenience Store Furniture & Home Goods Electronics & Wireless Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Fort Ann
    County
    Washington
    State
    New York
    Longitude
    -73.589755
    Latitude
    43.403066

    Nearby Similar for Sale

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    • $149,999
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      Route 149 Storefront Opportunity

      Storefront property with open space and conversion potential.
      10537 State Route 149, Fort Ann, NY 12827
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    FAQs

    What type of property is this?
    Mixed-use property - Mixed-use property with commercial space and residential apartments on 1.77 acres.
    Where is this mixed-use property located?
    The property is located at 10270 NY-149 Fort Ann, NY.
    What is the asking price?
    The asking price for this property is $349,000.
    What are key features of this property?
    This property features: Fully leased property generating $3,100/month in income.; Mixed‑use property with commercial space and attached residential apartments.; Large 1.77‑acre lot with room for parking, storage, or future improvements.
    (954) 242-2326
    We can help!
    Listing Contact
    Brendon Teetor
    Brendon Teetor
    Real Estate License ID: 10401376385
    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.

    More about this property
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