Brick Office
For Sale
$1,400,000
3303 US-9, Saratoga Springs, NY 12866
Commercial Sale, Saratoga Springs, NY
Property Size3,847 SF
Lot Size0.71 Acres
Price / SF$363.92
Days on Market47
Property Features for 3303 US-9
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
Commercial
Bathrooms
3
Full bathrooms
3
Rooms
Bathroom 2, Bathroom 3, Bathroom 1
Parking
27
Parking features
Off Street
Basement
Full
Accessibility
Accessible Approach with Ramp
Lot features
Road Frontage
High school
Saratoga Springs
Elementary school district
Saratoga Springs
Middle school district
Saratoga Springs
High school district
Saratoga Springs
Directions
From Downtown Saratoga Springs; Head south on Broadway/NY-29 Truck W Continue to follow Broadway Destination will be on the right
Standard status
Active
APN
411589 191.-1-18
Size
3,847 SF
Lot size
0.71 Acres
Taxes and HOA fees
Tax Annual Amount
11624
Utilities
Sewer type
Septic Tank
Heating system
Forced Air, Natural Gas
Cooling system
Central Air
Water source
Public
Building Details
Year built
1960
Floors in Building
1
Flooring type
Carpet
Building materials
Brick
Roof type
Shingle
Architectural style
Other
Listing Agency:
KW Platform · Keller Williams Realty
(518) 724-5800
Listed By:
Lisa Williams · License #10301219503
(518) 443-9389
Added: Aug 20
Changed: Oct 2
Last Checked: Oct 5 at 11:06AM
MLS# 202624478
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.
Located at 3303 US-9 in Saratoga Springs, this office property contains 3,847 square feet on a 0.71-acre parcel. The brick building was constructed in 1960 and includes carpeted flooring, three bathrooms, central air conditioning, and forced-air natural gas heat. Public water and septic service support the property, while off-street parking is available.
The property fronts Route 9, also identified as South Broadway, providing exposure along a heavily traveled commercial corridor. Its Saratoga Springs setting places the building near downtown, shopping, dining, residential areas, major roads, and year-round attractions. An accessible approach with ramp improves entry, and current occupancy uses about one-third of the building.
The property fronts Route 9, also identified as South Broadway, providing exposure along a heavily traveled commercial corridor. Its Saratoga Springs setting places the building near downtown, shopping, dining, residential areas, major roads, and year-round attractions. An accessible approach with ramp improves entry, and current occupancy uses about one-third of the building.
Key Highlights
- 3,847‑square‑foot office building on a 0.71‑acre parcel
- Prominent exposure along Route 9/South Broadway
- Commercial zoning in Saratoga Springs, NY
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
$52,038
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
3.72%
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%
$1,040,760
$1.0M
Cap Rate 7%
$743,400
$743.4K
Cap Rate 9%
$578,200
$578.2K
Market Conditions
NOI Build-Up for 3,847 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
$83.1K $21.60/SF
− Vacancy
−$13.7K −$3.56/SF
EGI
$69.4K $18.04/SF
− OpEx
−$17.3K −$4.51/SF
NOI
$52.0K $13.53/SF
Area
Saratoga County, NY
Vacancy
16.50%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
25.00%
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%
$1,040,760
Cap Rate 7%
$743,400
Cap Rate 9%
$578,200
Alternative Uses
Best Use
Office B
$743.4K
$650.5K – $867.3K
NOI $52,038 @ 7.0% cap · market cap 3.72%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.15M
$1.01M – $1.34M
NOI $80,602 @ 7.0% cap · market cap 5.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
60
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
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Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Commercially zoned office property with Route 9 exposure, off-street parking, and accessible ramp access.
Where is this office building located?
The property is located at 3303 US-9 Saratoga Springs, NY.
What is the asking price?
The asking price for this property is $1,400,000.
What are key features of this property?
This property features: 3,847‑square‑foot office building on a 0.71‑acre parcel; Prominent exposure along Route 9/South Broadway; Commercial zoning in Saratoga Springs, NY
