Updated Two-Unit
New
For Sale
$539,900
104 Van Dam Street, Saratoga Springs, NY 12866
MultiFamily, Saratoga Springs, NY
Property Size1,994 SF
Lot Size0.07 Acres
Price / SF$270.76
Days on Market4
Property Features for 104 Van Dam Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 2, Bedroom 1, Bathroom 2, Bedroom 3, Bedroom 4, Bathroom 1
Window features
Blinds
Patio and Porch features
Porch
Interior features
Paddle Fan, High Speed Internet
Basement
Exterior Entry, Full, Unfinished
Lot features
Level
High school
Saratoga Springs
Elementary school district
Saratoga Springs
Middle school district
Saratoga Springs
High school district
Saratoga Springs
Directions
Van Dam Street, across from Lawrence Street.
Standard status
Active
APN
411501 165.51-1-58
Size
1,994 SF
Lot size
0.07 Acres
Taxes and HOA fees
Tax Annual Amount
5447
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Natural Gas, Radiant
Cooling system
Window Unit(s)
Water source
Public
Amenities
back porch
fully fenced backyard
Building Details
Year built
1920
Number of units
2
Flooring type
Vinyl, Hardwood
Building materials
Wood Siding
Roof type
Rubber, Flat
Architectural style
Other
Listing Agency:
Julie & Co Realty LLC
(518) 350-7653
Listed By:
Jennifer R Johnson · License #10301207891
(518) 588-1392
Added: Aug 19
Changed: Aug 20
Last Checked: Aug 22 at 2:06AM
MLS# 202624369
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 1,994-square-foot duplex, built in 1920 on 0.07 acres, contains two updated residences with matching two-bedroom, one-bath layouts. Each unit includes living and formal dining areas, while the upper residence adds an office and a clawfoot tub. Renovated kitchens and bathrooms are complemented by refinished hardwood floors, vinyl flooring, wainscoting, fresh paint, and historic tin ceilings. The lower unit includes a porch, and the property also offers a fully fenced backyard.
Located at 104 Van Dam Street in Saratoga Springs, the property is near Broadway and downtown shops and restaurants. Saratoga Race Course, SPAC, and UPH are also identified as nearby destinations. Public water and sewer serve the property, with natural gas radiant heat and window-unit cooling.
Located at 104 Van Dam Street in Saratoga Springs, the property is near Broadway and downtown shops and restaurants. Saratoga Race Course, SPAC, and UPH are also identified as nearby destinations. Public water and sewer serve the property, with natural gas radiant heat and window-unit cooling.
Key Highlights
- 1,994‑square‑foot duplex on a 0.07‑acre lot
- Two residences with two bedrooms and one full bath each
- Renovated kitchens and bathrooms with refinished hardwood floors
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 - Historic two-family residence with renovated kitchens, bathrooms, hardwood flooring, and fenced outdoor space.
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: 1,994‑square‑foot duplex on a 0.07‑acre lot; Two residences with two bedrooms and one full bath each; Renovated kitchens and bathrooms with refinished hardwood floors
