Two-Unit Townhouse
For Sale
$879,000
103-105 East Avenue, Saratoga Springs, NY 12866
MultiFamily, Saratoga Springs, NY
Property Size4,164 SF
Lot Size0.37 Acres
Price / SF$211.10
Days on Market94
Property Features for 103-105 East Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
6
Bathrooms
5
Full bathrooms
4
Half bathrooms
2
Rooms
Bedroom 4, Bathroom 4, Bathroom 6, Bedroom 5, Bathroom 5, Bedroom 1, Bathroom 1, Bathroom 2, Bathroom 3, Bedroom 6, Bedroom 2, Bedroom 3
Parking
10
Parking features
Garage
Patio and Porch features
Porch
Interior features
Wall Paneling, Solid Surface Counters, Paddle Fan, High Speed Internet, Walk-In Closet(s), Built-in Features, Ceramic Tile Bath, Chair Rail, Crown Molding
Exterior features
Garden
Basement
Full
Lot features
Landscaped, Wooded, Cleared
High school
Saratoga Springs
Elementary school district
Saratoga Springs
Middle school district
Saratoga Springs
High school district
Saratoga Springs
Directions
From Rt 50 Saratoga Springs (Exit 15) Head West toward Downtown. Left on East Ave. Duplex on Right, after crossing Excelsior Avenue. From Exit 14, across from Saratoga Springs Race Track Entrance is East Avenue. Duplex will be on the Left.
Standard status
Active
APN
411501 166.37-2-4.1
Size
4,164 SF
Lot size
0.37 Acres
Taxes and HOA fees
Tax Annual Amount
15000
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Forced Air, Natural Gas
Cooling system
Central Air
Water source
Public
Amenities
sun room
2nd floor laundry
private garages
off-street parking
basement
Building Details
Year built
2001
Number of units
2
Flooring type
Hardwood, Tile, Carpet
Building materials
Vinyl Siding
Roof type
Asphalt
Architectural style
Other
Listing Agency:
KW Platform · Keller Williams Realty
(518) 724-5800
Listed By:
Monique Boulet · License #10301215029
(518) 312-6309
Added: Jun 14
Changed: Sep 15
Last Checked: Sep 15 at 8:06PM
MLS# 202619629
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.
Investment Insights
Based on property information with market context.
This two-unit townhouse duplex contains 4164 square feet on a 0.37-acre parcel. Each side offers over 2,000 sq. ft. of living space with three bedrooms, 2.5 bathrooms, an open-concept layout, a sunroom, and second-floor laundry. Dedicated private garages serve the units, while the large basement provides approximately 2000 sq ft of additional space that is ready for finishing. Off-street parking provides additional vehicle accommodation.
The property is located at 103-105 East Avenue in Saratoga Springs, with the Spring Run Trail directly across the street and the Northway approximately one mile away. Interior features include hardwood, tile, and carpet flooring, solid surface counters, walk-in closets, built-in features, central air, and forced-air natural gas heating. Public water and public sewer serve the property.
The property is located at 103-105 East Avenue in Saratoga Springs, with the Spring Run Trail directly across the street and the Northway approximately one mile away. Interior features include hardwood, tile, and carpet flooring, solid surface counters, walk-in closets, built-in features, central air, and forced-air natural gas heating. Public water and public sewer serve the property.
Key Highlights
- 4164 square feet across two townhouse units
- Each side includes 3 bedrooms and 2.5 bathrooms
- Over 2,000 sq. ft. per unit with open‑concept living areas
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
$61,797
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
7.03%
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%
$1,235,940
$1.2M
Cap Rate 7%
$882,814
$882.8K
Cap Rate 9%
$686,633
$686.6K
Market Conditions
NOI Build-Up for 4,164 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
$92.4K $22.20/SF
− Vacancy
−$4.2K −$1.00/SF
EGI
$88.3K $21.20/SF
− OpEx
−$26.5K −$6.36/SF
NOI
$61.8K $14.84/SF
Area
Saratoga County, NY
Vacancy
4.50%
Lease Rate
$22.20 /SF/Yr
Expense Ratio
30.00%
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%
$1,235,940
Cap Rate 7%
$882,814
Cap Rate 9%
$686,633
Alternative Uses
Best Use
Multifamily LT 5
$882.8K
$772.5K – $1.03M
NOI $61,797 @ 7.0% cap · market cap 7.03%
Second Best
Apartment 5plus
$789.8K
$691.1K – $921.5K
NOI $55,289 @ 7.0% cap · market cap 6.29%
Theoretical Best
Office A
$1.25M
$1.09M – $1.45M
NOI $87,244 @ 7.0% cap · market cap 9.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
629
Businesses Nearby
Explore this area
Business Placement
Demographics for 12866, NY
40,355
Population
20,462
Households
2
Avg Household Size
44
Median Age
55%
College-Educated
95%
High-School Grad
64.3 sq mi
ZIP Area
628
Density / Sq Mi
$98,374
Median Household Income
$53,265
Median Earnings
$1,460
Median Rent
$419,200
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Each residence includes a sunroom, private garage, and second-floor laundry.
Where is this duplex located?
The property is located at 103-105 East Avenue Saratoga Springs, NY.
What is the asking price?
The asking price for this property is $879,000.
What are key features of this property?
This property features: 4164 square feet across two townhouse units; Each side includes 3 bedrooms and 2.5 bathrooms; Over 2,000 sq. ft. per unit with open‑concept living areas
