Prime Saratoga Springs Mixed-Use
For Sale
Contact for pricing
108/114 Congress Street, Saratoga Springs, NY 12866
Mixed-use building with development potential in downtown Saratoga Springs.
Property Size4,228 SF
Lot Size0.37 Acres
Price / SF$413.91
Days on Market482
Property Features for 108/114 Congress Street
General Information
Standard status
Active
Size
4,228 SF
Total Parking Spaces
10
Lot size
0.37 Acres
Property subtype
Mixed Use
Zoning
mixed
Building Details
Year Built
2005
Buildings
1
Units
10
Listing Agency:
KW Platform
Listed By:
Scott Varley · License #NY 30VA0727304
(518) 281-6808
Source:
Crexi
Added: Jul 13, 2025
Changed: Aug 28
Last Checked: Aug 25 at 3:40AM
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 KW Platform
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Investment Insights
Based on property information with market context.
This investment opportunity is located on the west side of downtown Saratoga Springs, moments from Broadway. The offering includes two contiguous parcels totaling 0.37 acres, featuring a 4,228 sq ft mixed-use building and a private parking lot with 18 spaces. The existing two-story building houses a long-standing tavern and restaurant, included in the purchase price. The second story offers a leasing opportunity for professional office space or residential apartments. The property's mixed-use zoning and 50-foot height allowance allow for the construction of an additional building of up to approximately 70,000 square feet. This expansive capacity presents a unique opportunity for new residential units, commercial space, or a combination thereof.
Key Highlights
- Prime downtown Saratoga Springs location on a highly visible corner, moments from Broadway.
- Significant development potential with mixed‑use zoning and a 50‑foot height allowance (up to 85' with height bonuses), allowing for construction of a building up to approximately 70,000 square feet.
- Includes a successful and long‑standing (20 years) food & beverage establishment (tavern and restaurant) as part of the purchase.
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$65,617
Cap Rate
3.75%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$1,312,340
$1.3M
Cap Rate 7%
$937,386
$937.4K
Cap Rate 9%
$729,078
$729.1K
Market Conditions
NOI Build-Up for 4,228 SF
Gross rent
$91.3K $21.60/SF
− Vacancy
−$3.8K −$0.91/SF
EGI
$87.5K $20.69/SF
− OpEx
−$21.9K −$5.17/SF
NOI
$65.6K $15.52/SF
Area
Saratoga County, NY
Vacancy
4.20%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap Rate 5%
$1,312,340
Cap Rate 7%
$937,386
Cap Rate 9%
$729,078
Alternative Uses
Best Use
Specialty Retail
$937.4K
$820.2K – $1.09M
NOI $65,617 @ 7.0% cap · market cap 3.75%
Second Best
Mixed Use
$733.9K
$642.1K – $856.2K
NOI $51,370 @ 7.0% cap · market cap 2.94%
Theoretical Best
Office A
$1.27M
$1.11M – $1.48M
NOI $88,585 @ 7.0% cap · market cap 5.06%
Zoning and permitted uses should be independently verified with authorities.
How Realmo checks its estimates
Property Analytics
Who owns this building?
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
2,793
Businesses Nearby
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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
$419,200
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Average Price Trend$/SF for Mixed-use properties in Saratoga Springs, NY
Properties on Market for Mixed-use properties in Saratoga Springs
Vacancy Rate% for Retail in Northeast region
Frequently Asked Questions
What type of property is this?
Mixed-use property - Mixed-use building with development potential in downtown Saratoga Springs.
Where is this mixed-use property located?
The property is located at 108/114 Congress Street Saratoga Springs, NY.
What is the asking price?
The asking price for this property is $1,750,000.
What are key features of this property?
This property features: Prime downtown Saratoga Springs location on a highly visible corner, moments from Broadway.; Significant development potential with mixed‑use zoning and a 50‑foot height allowance (up to 85' with height bonuses), allowing for construction of a building up to approximately 70,000 square feet.; Includes a successful and long‑standing (20 years) food & beverage establishment (tavern and restaurant) as part of the purchase.
