Updated Duplex With Historic
New
For Sale
$539,900
Pending
104 Van Dam Street, Saratoga Springs, NY 12866
MultiFamily, Saratoga Springs, NY
Property Size1,994 SF
Lot Size0.07 Acres
Days on Market5
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 4, Bathroom 1, Bedroom 3, Bathroom 2, Bedroom 2, Bedroom 1
Window features
Blinds
Patio and Porch features
Porch
Interior features
Paddle Fan, High Speed Internet
Basement
Unfinished, Full, Exterior Entry
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
Pending
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 22
Last Checked: Aug 23 at 9:06AM
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.
Built in 1920, this two-family property contains 1,994 square feet on a 0.07-acre lot. Each residence includes two bedrooms, a full bathroom, spacious living areas, and a formal dining room. The upper unit adds an office, while the lower unit has a back porch. Renovated kitchens and bathrooms are complemented by refinished hardwood flooring, new lighting, fresh paint, wainscoting, and preserved tin ceilings. The upper bathroom includes a clawfoot tub.
The property has wood siding, vinyl and hardwood floors, natural-gas radiant heat, window-unit cooling, a flat rubber roof, and a fully fenced backyard. Public water and public sewer serve the building, with cable available. Located on Van Dam Street in Saratoga Springs, the duplex is near Broadway, Saratoga Race Course, SPAC, UPH, shops, and restaurants.
The property has wood siding, vinyl and hardwood floors, natural-gas radiant heat, window-unit cooling, a flat rubber roof, and a fully fenced backyard. Public water and public sewer serve the building, with cable available. Located on Van Dam Street in Saratoga Springs, the duplex is near Broadway, Saratoga Race Course, SPAC, UPH, shops, and restaurants.
Key Highlights
- 1,994‑square‑foot duplex on a 0.07‑acre lot
- Two units, each with 2 bedrooms and 1 full bathroom
- Upper unit includes 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 renovated units each include two bedrooms and a full bath.
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 units, each with 2 bedrooms and 1 full bathroom; Upper unit includes an office and clawfoot tub
