Renovated Duplex With Historic
New
For Sale
$539,900
104 Van Dam Street, Saratoga Springs, NY 12866
Two updated residences offer flexible living arrangements near downtown Saratoga Springs.
Property Size1,994 SF
Price / SF$270.76
Days on Market5
Property Features for 104 Van Dam Street
General Information
Standard status
Active
Size
1,994 SF
Property subtype
Multi-family
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Amenities
back porch
fenced backyard
Building Details
Year Built
1920
Buildings
1
Listing Agency:
Julie & Co Realty LLC
Listed By:
Jennifer R Johnson
(518) 639-4663
Source:
Signatureonerealtygroup
Added: Aug 18
Changed: Aug 22
Last Checked: Aug 22 at 9:06AM
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 Julie & Co Realty LLC
Investment Insights
Based on property information with market context.
This two-family property, built in 1920, contains two residences with matching core layouts: each provides two bedrooms, a full bathroom, spacious living space, and a formal dining room. Renovated kitchens and bathrooms are complemented by refinished hardwood flooring, updated light fixtures, fresh paint, and preserved details including tin ceilings and wainscoting. The upper residence adds a separate office, while its bathroom includes a clawfoot tub. The first-floor unit has access to a back porch.
Outdoor features include a fully fenced backyard. The property is near Broadway in downtown Saratoga Springs, with Saratoga Race Course, SPAC, UPH, shops, and restaurants identified in the surrounding area. The two-unit configuration supports either an owner-occupied arrangement or continued use as a residential income property.
Outdoor features include a fully fenced backyard. The property is near Broadway in downtown Saratoga Springs, with Saratoga Race Course, SPAC, UPH, shops, and restaurants identified in the surrounding area. The two-unit configuration supports either an owner-occupied arrangement or continued use as a residential income property.
Key Highlights
- Two‑unit property with 1,994 SF of building area
- Each residence includes 2 bedrooms and 1 full bath
- Upper unit adds an office and clawfoot tub
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
$29,592
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
5.48%
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%
$591,840
$591.8K
Cap Rate 7%
$422,743
$422.7K
Cap Rate 9%
$328,800
$328.8K
Market Conditions
NOI Build-Up for 1,994 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
$44.3K $22.20/SF
− Vacancy
−$2.0K −$1.00/SF
EGI
$42.3K $21.20/SF
− OpEx
−$12.7K −$6.36/SF
NOI
$29.6K $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%
$591,840
Cap Rate 7%
$422,743
Cap Rate 9%
$328,800
Alternative Uses
Best Use
Multifamily LT 5
$422.7K
$369.9K – $493.2K
NOI $29,592 @ 7.0% cap · market cap 5.48%
Second Best
Apartment 5plus
$378.2K
$331.0K – $441.3K
NOI $26,476 @ 7.0% cap · market cap 4.90%
Theoretical Best
Office A
$596.8K
$522.2K – $696.3K
NOI $41,778 @ 7.0% cap · market cap 7.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
2,497
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 - Two updated residences offer flexible living arrangements near downtown Saratoga Springs.
Where is this duplex located?
The property is located at 104 Van Dam Street Saratoga Springs, NY.
What is the asking price?
The asking price for this property is $539,900.
What are key features of this property?
This property features: Two‑unit property with 1,994 SF of building area; Each residence includes 2 bedrooms and 1 full bath; Upper unit adds an office and clawfoot tub
