Two-Story Mixed-Use
For Sale
$2,500,000
227 Washington Street, Saratoga Springs, NY 12866
COMMERCIAL - Other - Saratoga Springs, NY
Property Size7,700 SF
Lot Size0.22 Acres
Price / SF$324.68
Days on Market32
Property Features for 227 Washington Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Commercial
Parking
17
Parking features
Carport, Off Street
Lot features
Corner Lot
High school
Saratoga Springs
Elementary school district
Saratoga Springs
Middle school district
Saratoga Springs
High school district
Saratoga Springs
Directions
From Broadway, turn onto Washington Street (Starbucks is on the corner. Drive west for approximately six blocks and the building on the right-cross street is Benshonhurst.
Standard status
Active
APN
411501 165.65-2-48 and 411589 165.65-1-17
Size
7,700 SF
Lot size
0.22 Acres
Taxes and HOA fees
Tax Annual Amount
17145
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas, Forced Air
Cooling system
Central Air
Water source
Public
Building Details
Year built
2015
Floors in Building
2
Roof type
Asphalt
Architectural style
Other
Listing Agency:
Roohan Realty
(518) 587-4500
Listed By:
Amy L Sutton · License #30SU0496141
(518) 527-3564
Added: Jul 27
Changed: Aug 4
Last Checked: Aug 27 at 12:06AM
MLS# 202622948
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.
Two-story mixed-use building built in 2015, totaling 7,700 SF on a 0.22-acre lot. The property includes two parcels and currently has two commercial tenants and three residential apartments, offering flexible use within one structure. Residential and commercial space are supported by modern utilities, including 200-amp electric service, central air conditioning, natural gas forced-air heat, and public water and public sewer. The roof is asphalt.
A lighted private parking lot provides off-street parking for 17 spaces, along with a carport. Enhanced accessibility features are included, which may support medical and professional tenant needs. The property is located minutes from downtown Broadway in Saratoga Springs, with showings by appointment and 24-hour notice required.
A lighted private parking lot provides off-street parking for 17 spaces, along with a carport. Enhanced accessibility features are included, which may support medical and professional tenant needs. The property is located minutes from downtown Broadway in Saratoga Springs, with showings by appointment and 24-hour notice required.
Key Highlights
- 7,700 SF two‑story mixed‑use building on a 0.22‑acre lot
- Built in 2015, includes enhanced accessibility features
- Current mix: two commercial tenants and three residential apartments
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
$114,273
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
4.57%
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%
$2,285,460
$2.3M
Cap Rate 7%
$1,632,471
$1.6M
Cap Rate 9%
$1,269,700
$1.3M
Market Conditions
NOI Build-Up for 7,700 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
$170.9K $22.20/SF
− Vacancy
−$7.7K −$1.00/SF
EGI
$163.2K $21.20/SF
− OpEx
−$49.0K −$6.36/SF
NOI
$114.3K $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%
$2,285,460
Cap Rate 7%
$1,632,471
Cap Rate 9%
$1,269,700
Alternative Uses
Best Use
Multifamily LT 5
$1.63M
$1.43M – $1.90M
NOI $114,273 @ 7.0% cap · market cap 4.57%
Second Best
Office B
$1.49M
$1.30M – $1.74M
NOI $104,158 @ 7.0% cap · market cap 4.17%
Theoretical Best
Office A
$2.30M
$2.02M – $2.69M
NOI $161,330 @ 7.0% cap · market cap 6.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,843
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 Office in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Two-story mixed-use property with two commercial tenants, three residential apartments, central air, natural gas heat, and off-street parking.
Where is this mixed-use property located?
The property is located at 227 Washington Street Saratoga Springs, NY.
What is the asking price?
The asking price for this property is $2,500,000.
What are key features of this property?
This property features: 7,700 SF two‑story mixed‑use building on a 0.22‑acre lot; Built in 2015, includes enhanced accessibility features; Current mix: two commercial tenants and three residential apartments
