Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Commercial Land in South Glens Falls Title is generated by Realmo AI

    110-112 Saratoga Avenue, South Glens Falls, NY 12803

    View on Map
    Claim this Listing
    New
    Picture of Commercial land at 110-112 Saratoga Avenue, South Glens Falls, NY
    For Sale
    $275,000

    COMMERCIAL - South Glens Falls, NY

    Lot size:
    1.15 Acres
    Added:
    May 20, 2026
    Days on Market:
    2
    Last Refresh:
    May 21 at 1:06 pm

    Property Features for 110-112 Saratoga Avenue

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    Commercial
    Standard status
    Active
    APN
    414450.21-1-1.11
    Lot size
    1.15 Acres

    Taxes and HOA fees

    Tax Annual Amount
    4500

    Utilities

    Sewer type
    Public Sewer
    Water source
    Public

    We can help!

    Listing Contact
    Robert L Sears

    Listing agent Robert L Sears License #30SE0274629

    Listing office Berkshire Hathaway HomeServices Blake, REALTORS 699 Upper Glen St, Albany, NY

    Listing date May 20, 2026

    MLS# 202617649

    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.

    HighLights

    • High traffic count at 22,000 per day.
    • 1.15 Acre Vacant Lot
    • 178' of frontage
    • Located between Dollar General and O'Reilly Auto Parts
    • Public Water Source
    • Public Sewer

    Overview

    This commercial property features a 1.15-acre vacant lot. It has 178 feet of frontage and is situated between a Dollar General and an O'Reilly Auto Parts. The location benefits from a high traffic count, with approximately 22,000 vehicles passing by daily. The property is zoned for commercial use and is located in South Glens Falls, NY.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Commercial land

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Auto Repair Shop Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    South Glens Falls
    County
    Warren
    State
    New York
    Longitude
    -73.638097
    Latitude
    43.290616

    Nearby Similar for Sale

    • $1,075,000
      9,000 SF

      South Glens Falls Office Building

      9,000 SF office building in prime village location.
      101-103 Main Street, South Glens Falls, NY 12803
      View Details
    • $779,000
      2,500 SF

      Established Pizzeria and Ice Cream Business

      Turn-key business opportunity in South Glens Falls.
      75 Saratoga Ave, South Glens Falls, NY 12803
      View Details
    • $779,000
      2,040 SF

      Established South Glens Falls Business

      Turn-key restaurant and ice cream business opportunity on Saratoga Avenue.
      75 Saratoga Avenue, Call Listing Agent, NY 12803
      View Details
    • $276,000
      908 SF

      Commercial Building with Garage

      Commercial building with attached garage on Main Street.
      225 Main Street, South Glens Falls, NY 12803
      View Details
    • $850,000
      5,387 SF

      Established Market & Deli Business

      Profitable market and deli with real estate included.
      40 Main Street, South Glens Falls, NY 12803
      View Details
    • $290,000

      Prime Commercial Lot Near Glens Falls

      Versatile commercial lot with drive-thru potential.
      20-22 Main Street, South Glens Falls, NY 12803
      View Details
    • $1,075,000
      9,000 SF

      South Glens Falls Office Building

      9,000 SF office building in a prime village location.
      101-103 Main St, South Glens Falls, NY 12803
      View Details
    • $315,000

      Renovated Commercial Property on Saratoga

      Versatile, renovated commercial building with high visibility and flexible space.
      132 - 134 Saratoga Avenue, South Glens Falls, NY 12803
      View Details
    • $276,000
      908 SF

      South Glens Falls Commercial Building

      Commercial building with attached garage on Main Street.
      225 Main Street, South Glens Falls, NY 12803
      View Details
    • $290,000

      Commercial Lot Near Glens Falls

      Commercial lot near Glens Falls with ample parking.
      20-22 Main Street, South Glens Falls, NY 12803
      View Details
    • $286,000
      908 SF

      Main Street Commercial Building For Sale

      Mixed-use building with garage on Main Street.
      225 Main Street, South Glens Falls, NY 12803
      View Details
    • $349,000

      Commercial Lot Near Glens Falls

      Vacant commercial land with drive-thru potential near Glens Falls.
      20-22 Main Street, South Glens Falls, NY 12803
      View Details

    FAQs

    What type of property is this?
    Commercial land - 1.15 acre commercial lot with high traffic exposure.
    Where is this commercial land located?
    The property is located at 110-112 Saratoga Avenue South Glens Falls, NY.
    What is the asking price?
    The asking price for this property is $275,000.
    What are key features of this property?
    This property features: High traffic count at 22,000 per day.; 1.15 Acre Vacant Lot; 178' of frontage
    (518) 793-7940
    We can help!
    Listing Contact
    Robert L Sears
    Real Estate License ID: 30SE0274629
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    110-112 Saratoga Avenue, South Glens Falls, NY 12803
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!