Duplex with Mirrored
New
For Sale
$798,800
107-109 East Ave, Saratoga Springs, NY 12866
Two matching residences each provide three bedrooms, two full bathrooms, and second-floor laundry.
Property Size2,984 SF
Price / SF$267.69
Days on Market6
Property Features for 107-109 East Ave
General Information
Standard status
Active
Size
2,984 SF
Property subtype
Multi-Family
Building Details
Year Built
2001
Listing Agency:
Miranda Real Estate Group Inc
Listed By:
Brian Walters · License #30WA0832219
(518) 526-1800
Source:
Albanyprimeproperties
Added: Sep 30
Changed: Oct 4
Last Checked: Oct 4 at 9:02AM
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 Miranda Real Estate Group Inc
Investment Insights
Based on property information with market context.
Built in 2001, this duplex contains two mirrored units, each with three bedrooms and two full bathrooms. Hardwood flooring, second-floor laundry, an oversized garage, and basement storage serve the property. The building totals 2,984 square feet.
The property is on East Ave in Saratoga Springs, near downtown and the NYRA racetrack. Town approval may allow construction between the units, their combination, or conversion to condominium use; these possibilities are subject to approval.
The property is on East Ave in Saratoga Springs, near downtown and the NYRA racetrack. Town approval may allow construction between the units, their combination, or conversion to condominium use; these possibilities are subject to approval.
Key Highlights
- Two mirrored units, each with 3 bedrooms and 2 full baths
- 2,984‑square‑foot duplex built in 2001
- Hardwood flooring and laundry on the second floor
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
$44,285
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
5.54%
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%
$885,700
$885.7K
Cap Rate 7%
$632,643
$632.6K
Cap Rate 9%
$492,056
$492.1K
Market Conditions
NOI Build-Up for 2,984 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
$66.2K $22.20/SF
− Vacancy
−$3.0K −$1.00/SF
EGI
$63.3K $21.20/SF
− OpEx
−$19.0K −$6.36/SF
NOI
$44.3K $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%
$885,700
Cap Rate 7%
$632,643
Cap Rate 9%
$492,056
Alternative Uses
Best Use
Multifamily LT 5
$632.6K
$553.6K – $738.1K
NOI $44,285 @ 7.0% cap · market cap 5.54%
Second Best
Apartment 5plus
$566.0K
$495.3K – $660.4K
NOI $39,621 @ 7.0% cap · market cap 4.96%
Theoretical Best
Office A
$893.2K
$781.5K – $1.04M
NOI $62,521 @ 7.0% cap · market cap 7.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
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 - Two matching residences each provide three bedrooms, two full bathrooms, and second-floor laundry.
Where is this duplex located?
The property is located at 107-109 East Ave Saratoga Springs, NY.
What is the asking price?
The asking price for this property is $798,800.
What are key features of this property?
This property features: Two mirrored units, each with 3 bedrooms and 2 full baths; 2,984‑square‑foot duplex built in 2001; Hardwood flooring and laundry on the second floor
