Four-Unit Building with Lake
For Sale
$1,200,000
Pending
103b Point Breeze Rd, Saratoga Springs, NY 12866
Four two-bedroom units include private balconies, central air, laundry, and lake views.
Property Size4,760 SF
Days on Market380
Property Features for 103b Point Breeze Rd
General Information
Standard status
Pending
Size
4,760 SF
Property subtype
Multi-Family
Units
Unit Mix
4 x 2BR
Multifamily Units
4
Additional Details
Highway Access
Yes
Amenities
fully applianced kitchens
granite countertops
central air
crown moldings
storage sheds
paver patio
private dock
private front balconies
laundry
Building Details
Year Built
2014
Buildings
1
Listing Agency:
Newcomb Realty Group LLC
(518) 250-9827
Listed By:
Wayne A Newcomb, Jr. 518-424-6821 · License #40NE0858576
Source:
Gatewayrealtysolutions
Added: Aug 18, 2025
Changed: Aug 31
Last Checked: Aug 31 at 5:24PM
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 Newcomb Realty Group LLC
Investment Insights
Based on property information with market context.
Built in 2014, this 4,760-square-foot quadplex contains four two-bedroom units. Each residence includes a living room, a private front balcony, an equipped kitchen with granite countertops, a spacious bathroom, in-unit laundry, central air, and crown molding. Separate storage sheds serve the property, and a front paver patio adds shared outdoor space.
The building offers Saratoga Lake views, direct lake access, and a private dock. Its address is 103b Point Breeze Rd in Saratoga, with proximity to I-87, downtown Saratoga, and downtown Saratoga Springs. The four-unit configuration supports multifamily ownership or an owner-occupant arrangement, as described in the property information.
The building offers Saratoga Lake views, direct lake access, and a private dock. Its address is 103b Point Breeze Rd in Saratoga, with proximity to I-87, downtown Saratoga, and downtown Saratoga Springs. The four-unit configuration supports multifamily ownership or an owner-occupant arrangement, as described in the property information.
Key Highlights
- Four‑unit quadplex with 4,760 square feet
- Built in 2014
- Each unit has 2 bedrooms and a private front balcony
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
$70,642
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
5.89%
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%
$1,412,840
$1.4M
Cap Rate 7%
$1,009,171
$1.0M
Cap Rate 9%
$784,911
$784.9K
Market Conditions
NOI Build-Up for 4,760 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
$105.7K $22.20/SF
− Vacancy
−$4.8K −$1.00/SF
EGI
$100.9K $21.20/SF
− OpEx
−$30.3K −$6.36/SF
NOI
$70.6K $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%
$1,412,840
Cap Rate 7%
$1,009,171
Cap Rate 9%
$784,911
Alternative Uses
Best Use
Multifamily LT 5
$1.01M
$883.0K – $1.18M
NOI $70,642 @ 7.0% cap · market cap 5.89%
Second Best
Apartment 5plus
$902.9K
$790.0K – $1.05M
NOI $63,203 @ 7.0% cap · market cap 5.27%
Theoretical Best
Office A
$1.42M
$1.25M – $1.66M
NOI $99,732 @ 7.0% cap · market cap 8.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
4
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
72
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?
Quadplex - Four two-bedroom units include private balconies, central air, laundry, and lake views.
Where is this quadplex located?
The property is located at 103b Point Breeze Rd Saratoga Springs, NY.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: Four‑unit quadplex with 4,760 square feet; Built in 2014; Each unit has 2 bedrooms and a private front balcony
