Mixed-Use Development Corner
For Sale
$800,000
Pending
126 West Avenue, Saratoga Springs, NY 12866
COMMERCIAL - Other - Saratoga Springs, NY
Property Size2,783 SF
Lot Size0.54 Acres
Days on Market143
Property Features for 126 West Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Mixed
Parking
20
Parking features
Off Street
Lot features
Corner Lot
Directions
Broadway to Church St, left on West Ave.126 is on the left at corner of West and Grand Ave.
Standard status
Pending
APN
Parcel Number:
Size
2,783 SF
Lot size
0.54 Acres
Taxes and HOA fees
Tax Annual Amount
8952
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas, Forced Air
Water source
Public
Building Details
Building materials
Frame
Roof type
Asphalt
Architectural style
Other
Listing Agency:
KW Platform · Keller Williams Realty
(518) 281-6808
Listed By:
Scott P Varley · License #30VA0727304
(518) 281-6808
Added: Mar 31
Changed: Aug 4
Last Checked: Aug 20 at 6:06AM
MLS# 202614155
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.
Investment Insights
Based on property information with market context.
A mixed-use development site offered for sale at a signalized intersection, currently improved with a single-family home. The property is positioned on a 0.54-acre corner lot and may be renovated and expanded, or cleared for new development. The Transect 4 zoning is described as highly flexible, supporting a wide variety of uses, including stand-alone retail, professional or medical offices, financial institutions, owner-occupied offices, mixed-use, or residential projects.
The site is located on West Avenue in Saratoga Springs, less than a mile from Broadway, with approximately 15,000 AADT cited for the intersection. The property is across from newly constructed senior housing. Approved architectural and site plans are in place for a landmark mixed-use development that totals 4,136 square feet of commercial space, 1,122 square feet of apartment space, and four luxury condominiums ranging from 3,239 to 3,551 square feet each.
For buyers or developers, the combination of shovel-ready planning, signalized corner visibility, and Transect 4 flexibility supports a range of end uses, including retail, office, and residential components. The existing structure provides an option to adapt and re-use, while the approvals support a coordinated path toward a mixed-use buildout.
The site is located on West Avenue in Saratoga Springs, less than a mile from Broadway, with approximately 15,000 AADT cited for the intersection. The property is across from newly constructed senior housing. Approved architectural and site plans are in place for a landmark mixed-use development that totals 4,136 square feet of commercial space, 1,122 square feet of apartment space, and four luxury condominiums ranging from 3,239 to 3,551 square feet each.
For buyers or developers, the combination of shovel-ready planning, signalized corner visibility, and Transect 4 flexibility supports a range of end uses, including retail, office, and residential components. The existing structure provides an option to adapt and re-use, while the approvals support a coordinated path toward a mixed-use buildout.
Key Highlights
- Corner lot at a signalized intersection on West Ave with approx. 15,000 AADT traffic count
- Single‑family home onsite; options include renovate/expand or clear for new development
- Transect 4 zoning allows a wide variety of uses, including stand‑alone retail, offices (professional/medical/financial), mixed‑use, and residential projects
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
$36,952
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
4.62%
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%
$739,040
$739.0K
Cap Rate 7%
$527,886
$527.9K
Cap Rate 9%
$410,578
$410.6K
Market Conditions
NOI Build-Up for 2,783 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
$70.1K $25.20/SF
− Vacancy
−$2.9K −$1.06/SF
EGI
$67.2K $24.14/SF
− OpEx
−$30.2K −$10.86/SF
NOI
$37.0K $13.28/SF
Area
Saratoga County, NY
Vacancy
4.20%
Lease Rate
$25.20 /SF/Yr
Expense Ratio
45.00%
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%
$739,040
Cap Rate 7%
$527,886
Cap Rate 9%
$410,578
Alternative Uses
Best Use
Apartment 5plus
$527.9K
$461.9K – $615.9K
NOI $36,952 @ 7.0% cap · market cap 4.62%
Second Best
Mixed Use
$483.0K
$422.7K – $563.6K
NOI $33,813 @ 7.0% cap · market cap 4.23%
Theoretical Best
Office A
$833.0K
$728.9K – $971.8K
NOI $58,309 @ 7.0% cap · market cap 7.29%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
5
Residential units
15,000 VPD
Traffic count
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
636
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Commercial land - Signalized corner lot with flexible zoning and approved mixed-use plans for retail, apartments, and condominiums.
Where is this commercial land located?
The property is located at 126 West Avenue Saratoga Springs, NY.
What is the asking price?
The asking price for this property is $800,000.
What are key features of this property?
This property features: Corner lot at a signalized intersection on West Ave with approx. 15,000 AADT traffic count; Single‑family home onsite; options include renovate/expand or clear for new development; Transect 4 zoning allows a wide variety of uses, including stand‑alone retail, offices (professional/medical/financial), mixed‑use, and residential projects
