Well-Maintained Office
For Sale
$1,200,000
1147 Ballston Lake Road, Ballston Lake, NY 12019
A versatile office building with private offices, reception, and conference space plus ample on-site parking.
Property Size3,790 SF
Price / SF$316.62
Days on Market91
Property Features for 1147 Ballston Lake Road
General Information
Standard status
Active
Size
3,790 SF
Property subtype
Mixed Use
Occupancy
100%
Additional Details
Business Included
Yes
Office Units
6
Building Details
Building Size
3,790 SF
Tenancy
Multi
Listing Agency:
Pyramidbrokerage
Listed By:
Pyramid Brokerage Albany
(518) 489-9199
Source:
Pyramidbrokerage
Added: Jun 12
Changed: Sep 7
Last Checked: Sep 9 at 5:11AM
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 Pyramidbrokerage
Investment Insights
Based on property information with market context.
This well-maintained office building offers a functional, versatile layout designed for professional use. The interior includes six private offices, a reception area, a large conference room, a dedicated kitchen area, and open workspaces that can support a range of day-to-day operating needs.
The property includes ample on-site parking, which supports convenient access for employees, clients, and visitors. It is currently occupied and fully operational, with no build-out required for a seamless transition for an investor or end user.
For buyers seeking an office investment or a ready-to-use workplace, the existing configuration provides multiple private rooms along with shared common areas for collaboration and meetings. The dedicated kitchen and reception setup support typical office operations, while the combination of private offices and open workspaces offers flexibility for different staffing and workflow requirements.
The property includes ample on-site parking, which supports convenient access for employees, clients, and visitors. It is currently occupied and fully operational, with no build-out required for a seamless transition for an investor or end user.
For buyers seeking an office investment or a ready-to-use workplace, the existing configuration provides multiple private rooms along with shared common areas for collaboration and meetings. The dedicated kitchen and reception setup support typical office operations, while the combination of private offices and open workspaces offers flexibility for different staffing and workflow requirements.
Key Highlights
- 3,790 SF office building with a functional, versatile interior layout for professional use
- Includes six private offices, reception area, large conference room, dedicated kitchen area, and open workspaces
- Commercial zoning with 14 parking spaces and a private, paved off‑street driveway
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
$51,267
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
4.27%
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%
$1,025,340
$1.0M
Cap Rate 7%
$732,386
$732.4K
Cap Rate 9%
$569,633
$569.6K
Market Conditions
NOI Build-Up for 3,790 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
$81.9K $21.60/SF
− Vacancy
−$13.5K −$3.56/SF
EGI
$68.4K $18.04/SF
− OpEx
−$17.1K −$4.51/SF
NOI
$51.3K $13.53/SF
Area
Saratoga County, NY
Vacancy
16.50%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
25.00%
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%
$1,025,340
Cap Rate 7%
$732,386
Cap Rate 9%
$569,633
Alternative Uses
Best Use
Office B
$732.4K
$640.8K – $854.5K
NOI $51,267 @ 7.0% cap · market cap 4.27%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.13M
$992.6K – $1.32M
NOI $79,408 @ 7.0% cap · market cap 6.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
6
Office units
100%
Occupancy
Multi-tenant
Tenancy
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
57
Businesses Nearby
Explore this area
Business Placement
Demographics for 12019, NY
15,826
Population
6,911
Households
2.3
Avg Household Size
45
Median Age
54%
College-Educated
97%
High-School Grad
28.5 sq mi
ZIP Area
555
Density / Sq Mi
$116,329
Median Household Income
$63,121
Median Earnings
$1,191
Median Rent
$381,900
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Office in Northeast region
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Frequently Asked Questions
What type of property is this?
Office building - A versatile office building with private offices, reception, and conference space plus ample on-site parking.
Where is this office building located?
The property is located at 1147 Ballston Lake Road Ballston Lake, NY.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: 3,790 SF office building with a functional, versatile interior layout for professional use; Includes six private offices, reception area, large conference room, dedicated kitchen area, and open workspaces; Commercial zoning with 14 parking spaces and a private, paved off‑street driveway
