Medical Office
For Sale
$475,000
5344 Sacandaga Road, Galway, NY 12074
Commercial Sale, Galway, NY
Property Size2,800 SF
Lot Size1.00 Acre
Price / SF$169.64
Days on Market23
Property Features for 5344 Sacandaga Road
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
Commercial
Parking
15
Directions
From Saratoga-Broadway to Ballston Ave, right onto Northline Road. Left to stay on Galway Rd, and right onto North St.
Standard status
Active
APN
413289 199.-1-43.2
Size
2,800 SF
Lot size
1.00 Acre
Utilities
Sewer type
Septic Tank
Heating system
Natural Gas, Propane (Heating)
Cooling system
Central Air
Water source
Well
Building Details
Year built
1984
Building materials
Vinyl Siding
Listing Agency:
Roohan Realty
(518) 587-4500
Listed By:
Amy L Sutton · License #30SU0496141
(518) 527-3564
Added: Aug 5
Changed: Aug 26
Last Checked: Aug 27 at 12:06AM
MLS# 202623317
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 2,800-square-foot commercial building occupies one acre and was most recently used as a medical clinic. The property has vinyl siding, central air conditioning, propane and natural gas heating, and parking for 30 vehicles.
Located on Sacandaga Road in Galway, the building offers a well-established commercial setting with on-site well water and a septic tank system. The property was constructed in 1984 and is zoned Commercial.
Located on Sacandaga Road in Galway, the building offers a well-established commercial setting with on-site well water and a septic tank system. The property was constructed in 1984 and is zoned Commercial.
Key Highlights
- 2,800‑square‑foot commercial building on 1 acre
- Most recently used as a medical clinic
- 30 on‑site parking spaces
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
$38,737
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
8.16%
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%
$774,740
$774.7K
Cap Rate 7%
$553,386
$553.4K
Cap Rate 9%
$430,411
$430.4K
Market Conditions
NOI Build-Up for 2,800 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
$70.6K $25.20/SF
− Vacancy
−$6.0K −$2.14/SF
EGI
$64.6K $23.06/SF
− OpEx
−$25.8K −$9.22/SF
NOI
$38.7K $13.83/SF
Area
Saratoga County, NY
Vacancy
8.50%
Lease Rate
$25.20 /SF/Yr
Expense Ratio
40.00%
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%
$774,740
Cap Rate 7%
$553,386
Cap Rate 9%
$430,411
Alternative Uses
Best Use
Healthcare Medical
$553.4K
$484.2K – $645.6K
NOI $38,737 @ 7.0% cap · market cap 8.16%
Second Best
Office B
$541.1K
$473.5K – $631.3K
NOI $37,876 @ 7.0% cap · market cap 7.97%
Theoretical Best
Office A
$838.1K
$733.3K – $977.8K
NOI $58,666 @ 7.0% cap · market cap 12.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
53
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 12074, NY
2,901
Population
1,577
Households
1.8
Avg Household Size
49
Median Age
29%
College-Educated
88%
High-School Grad
34.3 sq mi
ZIP Area
85
Density / Sq Mi
$91,901
Median Household Income
$46,303
Median Earnings
$1,600
Median Rent
$287,600
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?
Medical Office Space - Commercial property with central air, ample on-site parking, and a one-acre setting in Galway.
Where is this medical office space located?
The property is located at 5344 Sacandaga Road Galway, NY.
What is the asking price?
The asking price for this property is $475,000.
What are key features of this property?
This property features: 2,800‑square‑foot commercial building on 1 acre; Most recently used as a medical clinic; 30 on‑site parking spaces
