Restaurant with Commercial
For Sale
$649,000
910 Rock City Road, Ballston Spa, NY 12020
COMMERCIAL - Ballston Spa, NY
Property Size3,390 SF
Lot Size3.83 Acres
Price / SF$191.45
Days on Market42
Property Features for 910 Rock City Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Rural
Bathrooms
3
Full bathrooms
3
Rooms
Bathroom 1, Bathroom 2, Bathroom 3
Parking
75
Security features
Security System
Exterior features
Garden
Basement
Full
Lot features
Road Frontage, Level, Wooded, Cleared
Directions
Use GPS
Standard status
Active
APN
414289 189.-1-27
Size
3,390 SF
Lot size
3.83 Acres
Taxes and HOA fees
Tax Annual Amount
6012
Utilities
Sewer type
Septic Tank
Heating system
Wood Stove, Wood, Forced Air, Natural Gas
Cooling system
Central Air
Water source
Well
Amenities
wood-burning fireplace
Building Details
Year built
1970
Floors in Building
2
Flooring type
Wood
Building materials
Vinyl Siding
Roof type
Shingle
Listing Agency:
Roohan Realty
(518) 587-4500
Listed By:
Brendon Teetor · License #10401376385
(954) 242-2326
Added: Jul 10
Changed: Aug 4
Last Checked: Aug 20 at 9:06PM
MLS# 202621480
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.
Freestanding conventional restaurant opportunity set on a private 3.83-acre lot. The property includes approximately 3,390 square feet of restaurant space with an inviting dining room, a bar area, and a grandfathered wood-burning fireplace. The commercial kitchen is equipped with updated commercial kitchen equipment and supported by natural gas service, central air, and three-phase electric. Additional features include on-site well water and a septic tank, with forced-air and wood/wood stove heating, shingle roof, vinyl siding, and wood flooring. A second-floor apartment provides space suited for an owner-operator, management housing, or rental use.
The exterior includes garden space and room to enhance the guest experience with outdoor dining, gardens, and seasonal events, subject to applicable approvals. The property also offers abundant on-site parking for approximately 75 vehicles.
Built in 1970, this fully equipped restaurant property is designed to support high-volume service, catering, and private events.
The exterior includes garden space and room to enhance the guest experience with outdoor dining, gardens, and seasonal events, subject to applicable approvals. The property also offers abundant on-site parking for approximately 75 vehicles.
Built in 1970, this fully equipped restaurant property is designed to support high-volume service, catering, and private events.
Key Highlights
- Approximately 3,390 SF restaurant space with bar area and grandfathered wood‑burning fireplace
- Updated commercial kitchen equipment with natural gas service and three‑phase electric
- Central air plus forced‑air and wood/wood stove heating
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
$52,611
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
8.11%
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%
$1,052,220
$1.1M
Cap Rate 7%
$751,586
$751.6K
Cap Rate 9%
$584,567
$584.6K
Market Conditions
NOI Build-Up for 3,390 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
$73.2K $21.60/SF
− Vacancy
−$3.1K −$0.91/SF
EGI
$70.1K $20.69/SF
− OpEx
−$17.5K −$5.17/SF
NOI
$52.6K $15.52/SF
Area
Saratoga County, NY
Vacancy
4.20%
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%
$1,052,220
Cap Rate 7%
$751,586
Cap Rate 9%
$584,567
Alternative Uses
Best Use
Specialty Retail
$751.6K
$657.6K – $876.9K
NOI $52,611 @ 7.0% cap · market cap 8.11%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.01M
$887.8K – $1.18M
NOI $71,027 @ 7.0% cap · market cap 10.94%
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
18
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 12020, NY
34,667
Population
15,787
Households
2.2
Avg Household Size
42
Median Age
43%
College-Educated
94%
High-School Grad
75.6 sq mi
ZIP Area
459
Density / Sq Mi
$101,727
Median Household Income
$59,730
Median Earnings
$1,562
Median Rent
$299,600
Median Home Value
Market
Vacancy Rate% for Retail 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?
Conventional restaurant - Freestanding restaurant on natural gas service with central air, an updated commercial kitchen, and a second-floor apartment.
Where is this conventional restaurant located?
The property is located at 910 Rock City Road Ballston Spa, NY.
What is the asking price?
The asking price for this property is $649,000.
What are key features of this property?
This property features: Approximately 3,390 SF restaurant space with bar area and grandfathered wood‑burning fireplace; Updated commercial kitchen equipment with natural gas service and three‑phase electric; Central air plus forced‑air and wood/wood stove heating
