Two-Story Mixed-Use
For Sale
$949,000
1252 Saratoga Road, Ballston Spa, NY 12020
Office and warehouse areas feature flexible rooms, fiber redundancy capability, security systems, and grade-level loading access.
Property Size5,620 SF
Price / SF$168.86
Days on Market153
Property Features for 1252 Saratoga Road
General Information
Standard status
Active
Size
5,620 SF
Property subtype
Mixed Use
Warehouse & Industrial
Clear Height
20 ft
Drive-In Doors
2
Additional Details
Highway Access
Yes
Amenities
conference style rooms
kitchenette
sophisticated security system
fiber optics w/redundancy capability
hwy signage
Building Details
Building Size
5,620 SF
Buildings
2
Stories
2
Listing Agency:
Pyramidbrokerage
(518) 489-9199
Listed By:
Pyramid Brokerage Albany
(518) 489-9199
Source:
Pyramidbrokerage
Added: Apr 1
Changed: Aug 30
Last Checked: Aug 30 at 10:12AM
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 5,620-square-foot freestanding property combines office and warehouse functions across two stories. The office component includes multiple private offices, conference rooms, a kitchenette, and a small mezzanine connecting to the upper-level workspace. One conference room is equipped with an overhead projector. Warehouse improvements include 20-foot clear height, two 14-foot grade-level overhead doors, several HVAC units, and an operating forklift. Fiber-optic service with redundancy capability and a sophisticated security system are also in place.
Located at 1252 Saratoga Road in Ballston Spa, the property includes highway signage. A separate 1,850-square-foot building on the site is leased. The parcel can accommodate additional parking, providing flexibility for future site improvements.
Located at 1252 Saratoga Road in Ballston Spa, the property includes highway signage. A separate 1,850-square-foot building on the site is leased. The parcel can accommodate additional parking, providing flexibility for future site improvements.
Key Highlights
- 5,620 SF freestanding office/warehouse building with two‑story configuration
- 20‑foot clear warehouse height with two 14‑foot grade‑level overhead doors
- Multiple offices, conference rooms, kitchenette, and small mezzanine
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
$81,535
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
8.59%
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%
$1,630,700
$1.6M
Cap Rate 7%
$1,164,786
$1.2M
Cap Rate 9%
$905,944
$905.9K
Market Conditions
NOI Build-Up for 5,620 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
$134.9K $24.00/SF
− Vacancy
−$9.4K −$1.68/SF
EGI
$125.4K $22.32/SF
− OpEx
−$43.9K −$7.81/SF
NOI
$81.5K $14.51/SF
Area
Saratoga County, NY
Vacancy
7.00%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
35.00%
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%
$1,630,700
Cap Rate 7%
$1,164,786
Cap Rate 9%
$905,944
Alternative Uses
Best Use
Flex RnD
$1.16M
$1.02M – $1.36M
NOI $81,535 @ 7.0% cap · market cap 8.59%
Second Best
Office B
$1.09M
$950.3K – $1.27M
NOI $76,022 @ 7.0% cap · market cap 8.01%
Theoretical Best
Office A
$1.68M
$1.47M – $1.96M
NOI $117,750 @ 7.0% cap · market cap 12.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
20 ft
Clear height
2
Drive-in doors
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
66
Businesses Nearby
Explore this area
Business Placement
Demographics for 12020, NY
34,667
Population
15,787
Households
2.2
Avg Household Size
42
Median Age
43%
College-Educated
94%
High-School Grad
75.6 sq mi
ZIP Area
459
Density / Sq Mi
$101,727
Median Household Income
$59,730
Median Earnings
$1,562
Median Rent
$299,600
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 - Office and warehouse areas feature flexible rooms, fiber redundancy capability, security systems, and grade-level loading access.
Where is this mixed-use property located?
The property is located at 1252 Saratoga Road Ballston Spa, NY.
What is the asking price?
The asking price for this property is $949,000.
What are key features of this property?
This property features: 5,620 SF freestanding office/warehouse building with two‑story configuration; 20‑foot clear warehouse height with two 14‑foot grade‑level overhead doors; Multiple offices, conference rooms, kitchenette, and small mezzanine
