Mixed-Use Property with Multiple
New
For Sale
$398,000
1431 Route 9, Halfmoon, NY 12065
Commercial Sale, Halfmoon, NY
Property Size2,280 SF
Lot Size0.23 Acres
Price / SF$174.56
Days on Market4
Property Features for 1431 Route 9
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Mixed
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Bathroom 1
Parking
7
Patio and Porch features
Deck
Interior features
High Speed Internet
Basement
Unfinished, Interior Entry, Partial
Lot features
Road Frontage, Level, Corner Lot
Elementary school
Shatekon
High school
Shenendehowa
Elementary school district
Shenendehowa
Middle school district
Shenendehowa
High school district
Shenendehowa
Directions
Route 9
Standard status
Active
APN
285.1-1-3
Size
2,280 SF
Lot size
0.23 Acres
Taxes and HOA fees
Tax Annual Amount
3735
Utilities
Sewer type
Public Sewer
Heating system
Hot Water(Heating)
Water source
Public
Building Details
Year built
1853
Floors in Building
2
Flooring type
Wood, Tile, Vinyl
Building materials
Brick, Wood Siding
Roof type
Asphalt
Architectural style
Other
Listing Agency:
Cartier Real Estate Group LLC
Listed By:
Melissa C Cartier · License #10491207871
(518) 321-5762
Added: Sep 18
Changed: Sep 21
Last Checked: Sep 21 at 7:06PM
MLS# 202626479
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.
This 2,280-square-foot mixed-use property occupies a 0.23-acre parcel and is currently used as a four-bedroom residence with 1.5 bathrooms. The building includes an updated kitchen, attached garage, three entrances, a ramp-accessible entrance, and two interior staircases. Brick and wood siding, vinyl, wood, and tile flooring, a deck, and high-speed internet are also present. Built in 1853, the property has hot-water heating and an asphalt roof.
The site has frontage on Route 9 and Lansing Street, with commercial properties surrounding the building. Public water and sewer serve the property, and natural gas heat is connected. Its existing configuration and multiple access points support consideration of mixed-use or full commercial occupancy, subject to applicable requirements and allowable uses.
The site has frontage on Route 9 and Lansing Street, with commercial properties surrounding the building. Public water and sewer serve the property, and natural gas heat is connected. Its existing configuration and multiple access points support consideration of mixed-use or full commercial occupancy, subject to applicable requirements and allowable uses.
Key Highlights
- 2,280‑square‑foot building on a 0.23‑acre parcel
- Currently configured as a 4BR, 1.5BA residence
- Three entrances, including 1 ramp‑accessible entrance
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
$30,842
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
7.75%
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%
$616,840
$616.8K
Cap Rate 7%
$440,600
$440.6K
Cap Rate 9%
$342,689
$342.7K
Market Conditions
NOI Build-Up for 2,280 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
$49.2K $21.60/SF
− Vacancy
−$8.1K −$3.56/SF
EGI
$41.1K $18.04/SF
− OpEx
−$10.3K −$4.51/SF
NOI
$30.8K $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%
$616,840
Cap Rate 7%
$440,600
Cap Rate 9%
$342,689
Alternative Uses
Best Use
Office B
$440.6K
$385.5K – $514.0K
NOI $30,842 @ 7.0% cap · market cap 7.75%
Second Best
Mixed Use
$395.7K
$346.3K – $461.7K
NOI $27,702 @ 7.0% cap · market cap 6.96%
Theoretical Best
Office A
$682.4K
$597.1K – $796.2K
NOI $47,771 @ 7.0% cap · market cap 12.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
190
Businesses Nearby
Explore this area
Business Placement
Demographics for 12065, NY
43,893
Population
19,506
Households
2.3
Avg Household Size
42
Median Age
53%
College-Educated
95%
High-School Grad
35.1 sq mi
ZIP Area
1,251
Density / Sq Mi
$115,681
Median Household Income
$61,692
Median Earnings
$1,419
Median Rent
$356,900
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?
Mixed-use property - Currently configured as a four-bedroom residence with an attached garage and public water and sewer connections.
Where is this mixed-use property located?
The property is located at 1431 Route 9 Halfmoon, NY.
What is the asking price?
The asking price for this property is $398,000.
What are key features of this property?
This property features: 2,280‑square‑foot building on a 0.23‑acre parcel; Currently configured as a 4BR, 1.5BA residence; Three entrances, including 1 ramp‑accessible entrance
