Two-Unit Duplex with Broadway
For Sale
$695,000
17 Van Dam Street, Saratoga Springs, NY 12866
MultiFamily, Saratoga Springs, NY
Property Size1,886 SF
Lot Size0.08 Acres
Price / SF$368.50
Days on Market54
Property Features for 17 Van Dam Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
Multi Residence
Bedrooms
5
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 1, Bedroom 2, Bathroom 1, Bedroom 5, Bathroom 2, Bedroom 4, Bathroom 3, Laundry Room, Bedroom 3
Parking
2
Parking features
Driveway, Tandem
Window features
Double Pane Windows
Patio and Porch features
Porch, Deck
Interior features
High Speed Internet, Ceramic Tile Bath
Fireplace
1
Basement
Exterior Entry, Unfinished
Lot features
Level, Road Frontage, Views
View
City
Elementary school
Lake Avenue
High school
Saratoga Springs
Elementary school district
Saratoga Springs
Middle school district
Saratoga Springs
High school district
Saratoga Springs
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
6624
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas, Hot Water(Heating)
Cooling system
Window Unit(s)
Water source
Public
Amenities
fenced backyard
covered wrap-around porch
rear deck
full basement
Building Details
Year built
1870
Number of units
2
Flooring type
Tile, Carpet
Building materials
Clapboard, Shingle Siding, Wood Siding
Roof type
Slate, Metal
Listing Agency:
Cartier Real Estate Group LLC
Listed By:
Melissa C Cartier · License #10491207871
(518) 321-5762
Added: Aug 13
Changed: Oct 2
Last Checked: Oct 5 at 9:06AM
MLS# 202623980
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.
At 17 Van Dam Street, this 1,886-square-foot duplex contains two apartments. The second-floor unit has three bedrooms, two bathrooms, laundry, and views of Broadway; the first-floor unit includes two bedrooms and one bathroom. A covered wraparound porch, rear deck, fenced backyard, and full basement add usable space. The property occupies a 0.08-acre lot and is zoned Multi Residence.
The duplex is two lots from the Broadway and North Broadway intersection, with downtown Saratoga Springs and Skidmore College nearby. Public water and sewer serve the property.
The duplex is two lots from the Broadway and North Broadway intersection, with downtown Saratoga Springs and Skidmore College nearby. Public water and sewer serve the property.
Key Highlights
- Two apartments: one with 3 bedrooms and 2 bathrooms, the other with 2 bedrooms and 1 bathroom
- 1,886‑square‑foot building on a 0.08‑acre lot
- Second‑floor apartment includes laundry and Broadway views
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
4.03%
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%
$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 4.03%
Second Best
Apartment 5plus
$357.7K
$313.0K – $417.4K
NOI $25,042 @ 7.0% cap · market cap 3.60%
Theoretical Best
Office A
$564.5K
$493.9K – $658.6K
NOI $39,515 @ 7.0% cap · market cap 5.69%
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
Paved road access
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
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 - A two-story residential property offers separate living spaces, outdoor areas, and a full basement for storage.
Where is this duplex located?
The property is located at 17 Van Dam Street Saratoga Springs, NY.
What is the asking price?
The asking price for this property is $695,000.
What are key features of this property?
This property features: Two apartments: one with 3 bedrooms and 2 bathrooms, the other with 2 bedrooms and 1 bathroom; 1,886‑square‑foot building on a 0.08‑acre lot; Second‑floor apartment includes laundry and Broadway views
