Historic Two-Family
New
For Sale
$724,900
17 Van Dam St, Saratoga Springs, NY 12866
MULTI_FAMILY - Saratoga Springs, NY
Property Size1,886 SF
Lot Size0.08 Acres
Price / SF$384.36
Days on Market7
Property Features for 17 Van Dam St
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning description
Multi-Family
Bedrooms
5
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 1, Bedroom 4, Laundry Room, Bedroom 5, Bedroom 3, Bathroom 2, Bathroom 3, Bathroom 1, Bedroom 2
Patio and Porch features
Porch, Deck
Interior features
Entrance Foyer
Fireplace
1
High school district
SARATOGA SPRINGS CITY SD
Directions
Broadway to Van Dam
Standard status
Active
APN
411501 165.51-2-19
Size
1,886 SF
Lot size
0.08 Acres
Taxes and HOA fees
Tax Annual Amount
6787
Utilities
Heating system
Natural Gas, Forced Air
Water source
Public
Amenities
covered wrap-around porch
rear deck
fenced backyard
Building Details
Year built
1870
Floors in Building
2
Flooring type
Linoleum, Carpet
Building materials
Wood Siding
Roof type
Asphalt
Listing Agency:
CARTIER REAL ESTATE GROUP LLC
(518) 321-5762
Listed By:
Melissa Cartier · License #10491207871
Added: Aug 13
Changed: Aug 18
Last Checked: Aug 19 at 2:06PM
MLS# 11938523
Copyright © 2026 My State MLS. 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 1,886-square-foot duplex contains two separate residences within a historic wood-sided home. The upper unit includes three bedrooms, two bathrooms, laundry, and Broadway views. The lower unit offers two bedrooms, one bathroom, a covered wrap-around porch, and a rear deck. Additional features include a fenced backyard, full basement storage, entrance foyer, fireplace, linoleum and carpet flooring, asphalt roofing, and natural-gas forced-air heat. Public water serves the property, which occupies 0.08 acres.
The home is located at 17 Van Dam St, two lots from the Broadway and North Broadway intersection in Saratoga Springs. Downtown dining and retail, Skidmore College, the Saratoga Racecourse, and the Saratoga Performing Arts Center are identified nearby. The property is within the City of Saratoga Springs and the Saratoga Springs City School District.
The home is located at 17 Van Dam St, two lots from the Broadway and North Broadway intersection in Saratoga Springs. Downtown dining and retail, Skidmore College, the Saratoga Racecourse, and the Saratoga Performing Arts Center are identified nearby. The property is within the City of Saratoga Springs and the Saratoga Springs City School District.
Key Highlights
- Two‑unit duplex with 1,886 square feet of building area
- Upper residence includes 3 bedrooms, 2 bathrooms, laundry, and Broadway views
- Lower residence offers 2 bedrooms, 1 bathroom, covered wrap‑around porch, and rear deck
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
$27,990
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
3.86%
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%
$559,800
$559.8K
Cap Rate 7%
$399,857
$399.9K
Cap Rate 9%
$311,000
$311.0K
Market Conditions
NOI Build-Up for 1,886 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
$41.9K $22.20/SF
− Vacancy
−$1.9K −$1.00/SF
EGI
$40.0K $21.20/SF
− OpEx
−$12.0K −$6.36/SF
NOI
$28.0K $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%
$559,800
Cap Rate 7%
$399,857
Cap Rate 9%
$311,000
Alternative Uses
Best Use
Multifamily LT 5
$399.9K
$349.9K – $466.5K
NOI $27,990 @ 7.0% cap · market cap 3.86%
Second Best
Apartment 5plus
$357.7K
$313.0K – $417.4K
NOI $25,042 @ 7.0% cap · market cap 3.45%
Theoretical Best
Office A
$564.5K
$493.9K – $658.6K
NOI $39,515 @ 7.0% cap · market cap 5.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
2,372
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
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 - Upper and lower residences provide distinct layouts, outdoor areas, and convenient access to downtown Saratoga Springs.
Where is this duplex located?
The property is located at 17 Van Dam St Saratoga Springs, NY.
What is the asking price?
The asking price for this property is $724,900.
What are key features of this property?
This property features: Two‑unit duplex with 1,886 square feet of building area; Upper residence includes 3 bedrooms, 2 bathrooms, laundry, and Broadway views; Lower residence offers 2 bedrooms, 1 bathroom, covered wrap‑around porch, and rear deck
