Duplex with Private
For Sale
$925,000
103-105 East Avenue, Saratoga Springs, NY 12866
Townhouse-style units feature sunrooms, second-floor laundry, and basement expansion potential.
Property Size4,164 SF
Price / SF$222.14
Days on Market42
Property Features for 103-105 East Avenue
General Information
Standard status
Active
Size
4,164 SF
Total Parking Spaces
10
Property subtype
Multi-Family
Units
Unit Mix
2 x 3BR/2.5BA
Multifamily Units
2
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$15,000
Amenities
sun room
2nd floor laundry
private garages
Building Details
Year Built
2001
Buildings
1
Listing Agency:
KW Platform
Listed By:
Monique Boulet · License #10301215029
(518) 312-6309
Source:
Capmarkrealty
Added: Jul 24
Changed: Sep 2
Last Checked: Sep 2 at 1:49PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of KW Platform
Investment Insights
Based on property information with market context.
Built in 2001, this 4,164-square-foot duplex contains two townhouse-style residences, each offering 3 bedrooms, 2.5 bathrooms, a sunroom, and second-floor laundry. Separate private garages serve the units, while off-street parking accommodates additional vehicles. Each residence includes a basement area with approximately 2,000 square feet available for future finishing.
The property is positioned directly across from the Spring Run Trail and approximately one mile from the Northway, connecting the asset to nearby outdoor recreation and regional transportation. The adjacent duplex at 111-113 East Avenue is also available for purchase as part of a potential package transaction.
The property is positioned directly across from the Spring Run Trail and approximately one mile from the Northway, connecting the asset to nearby outdoor recreation and regional transportation. The adjacent duplex at 111-113 East Avenue is also available for purchase as part of a potential package transaction.
Key Highlights
- 4,164‑square‑foot duplex built in 2001
- Two townhouse‑style units, each with 3 bedrooms and 2.5 bathrooms
- Sunroom and second‑floor laundry in each residence
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
$61,797
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
6.68%
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%
$1,235,940
$1.2M
Cap Rate 7%
$882,814
$882.8K
Cap Rate 9%
$686,633
$686.6K
Market Conditions
NOI Build-Up for 4,164 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
$92.4K $22.20/SF
− Vacancy
−$4.2K −$1.00/SF
EGI
$88.3K $21.20/SF
− OpEx
−$26.5K −$6.36/SF
NOI
$61.8K $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%
$1,235,940
Cap Rate 7%
$882,814
Cap Rate 9%
$686,633
Alternative Uses
Best Use
Multifamily LT 5
$882.8K
$772.5K – $1.03M
NOI $61,797 @ 7.0% cap · market cap 6.68%
Second Best
Apartment 5plus
$789.8K
$691.1K – $921.5K
NOI $55,289 @ 7.0% cap · market cap 5.98%
Theoretical Best
Office A
$1.25M
$1.09M – $1.45M
NOI $87,244 @ 7.0% cap · market cap 9.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
629
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 Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Townhouse-style units feature sunrooms, second-floor laundry, and basement expansion potential.
Where is this duplex located?
The property is located at 103-105 East Avenue Saratoga Springs, NY.
What is the asking price?
The asking price for this property is $925,000.
What are key features of this property?
This property features: 4,164‑square‑foot duplex built in 2001; Two townhouse‑style units, each with 3 bedrooms and 2.5 bathrooms; Sunroom and second‑floor laundry in each residence
