High-Visibility Corner Mixed-Use
For Sale
$1,750,000
108/114 Congress Street Unit 108/114, Saratoga Springs, NY 12866
Second-floor space available for office or residential in a corner mixed-use building near Broadway.
Property Size4,228 SF
Lot Size0.30 Acres
Price / SF$413.91
Days on Market98
Property Features for 108/114 Congress Street Unit 108/114
General Information
Standard status
Active
Size
4,228 SF
Lot size
0.30 Acres
Property subtype
Mixed Use
Zoning
mixed-use
Additional Details
Business Included
Yes
Building Details
Year Built
2005
Listing Agency:
KW Platform
(518) 281-6808
Listed By:
Scott Varley · License #30VA0727304
(518) 281-6808
Source:
Xome
Added: Apr 26
Changed: Jul 10
Last Checked: Jul 16 at 6:59AM
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
Investment Insights
Based on property information with market context.
The property is a 0.30-acre corner parcel featuring a 4,228 sq ft mixed-use building. The ground floor is currently occupied by a food and beverage establishment, with the second floor available for lease as either office or residential space. The building’s two-level configuration supports multiple operating and occupancy options under one roof.
Located just off Broadway in downtown Saratoga Springs, the site offers walkable access to Broadway and benefits from the presence of an operating tenant nearby. The property is described as high-visibility for the area and positioned to capture regular downtown activity.
From a leasing perspective, the available second-floor space can fit organizations seeking an office layout or individuals/partners looking for residential accommodations within a mixed-use environment. For buyers and developers, the parcel is zoned mixed-use with a 50-foot height allowance, providing flexibility for residential, commercial, or a combined use redevelopment approach. A redevelopment concept is available upon request (see attached).
Located just off Broadway in downtown Saratoga Springs, the site offers walkable access to Broadway and benefits from the presence of an operating tenant nearby. The property is described as high-visibility for the area and positioned to capture regular downtown activity.
From a leasing perspective, the available second-floor space can fit organizations seeking an office layout or individuals/partners looking for residential accommodations within a mixed-use environment. For buyers and developers, the parcel is zoned mixed-use with a 50-foot height allowance, providing flexibility for residential, commercial, or a combined use redevelopment approach. A redevelopment concept is available upon request (see attached).
Key Highlights
- 0.30‑acre commercial parcel with a 4,228 sq ft mixed‑use building (corner lot) built in 2005
- Second‑floor space available for lease as office or residential in the mixed‑use building
- Zoned mixed‑use with a 50‑foot height allowance (supports residential, commercial, or a combination)
Financial Insights For Specialty Retail
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $91.3k | $21.60 |
| − Vacancy | −$3.8k | −$0.91 |
| EGI | $87.5k | $20.69 |
| − OpEx | −$21.9k | −$5.17 |
| NOI | $65.6k | $15.52 |
4,228 SF · lease $21.60/SF/yr · vacancy 4.20% · expense 25.00%
Alternative Uses
Best Use
Specialty Retail
$937.4K
$820.2K – $1.09M
NOI $65,617 @ 7.0% cap · market cap 3.75%
Second Best
Office B
$817.0K
$714.9K – $953.2K
NOI $57,192 @ 7.0% cap · market cap 3.27%
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.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
2,793
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 Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Second-floor space available for office or residential in a corner mixed-use building near Broadway.
Where is this mixed-use property located?
The property is located at 108/114 Congress Street Unit 108/114 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: 0.30‑acre commercial parcel with a 4,228 sq ft mixed‑use building (corner lot) built in 2005; Second‑floor space available for lease as office or residential in the mixed‑use building; Zoned mixed‑use with a 50‑foot height allowance (supports residential, commercial, or a combination)
