Victorian Duplex with Two
For Sale
$775,000
Pending
145 Church St, Saratoga Springs, NY 12866
Two kitchens, two laundry areas, and separate living configurations support flexible occupancy in a distinctive residential property.
Property Size3,405 SF
Days on Market12
Property Features for 145 Church St
General Information
Standard status
Pending
Size
3,405 SF
Property subtype
Multi-Family
Building Details
Year Built
1897
Listing Agency:
518 Realty.Com Inc
Listed By:
Brian Walters · License #30WA0832219
(518) 526-1800
Source:
Albanyprimeproperties
Added: Sep 4
Changed: Sep 14
Last Checked: Sep 14 at 9:16AM
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 518 Realty.Com Inc
Investment Insights
Based on property information with market context.
Built in 1897, this 3,405-square-foot Victorian duplex at 145 Church St features two full kitchens, two furnaces, two central AC systems, and two laundry areas. The official two-family layout includes connected living spaces, two staircases, an open dining and living room with a custom gas fireplace, sunny bow windows, two spa tubs, a brick patio, and a wraparound south-facing porch. The interior can function as one expanded residence or as separate living areas, with two first-floor suites among the available configurations.
The property includes three off-street parking spaces and is positioned near downtown Saratoga Springs shops, groceries, restaurants, nightlife, and the Saratoga Race Course. Its dual-residence design supports owner occupancy with separate space for guests or rental use, subject to applicable requirements.
The property includes three off-street parking spaces and is positioned near downtown Saratoga Springs shops, groceries, restaurants, nightlife, and the Saratoga Race Course. Its dual-residence design supports owner occupancy with separate space for guests or rental use, subject to applicable requirements.
Key Highlights
- Official two‑family property with 3,405 square feet
- Two full kitchens, two furnaces, two central AC systems, and two laundry areas
- Built in 1897 with two staircases and flexible connected or separated living spaces
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
$50,533
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
6.52%
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%
$1,010,660
$1.0M
Cap Rate 7%
$721,900
$721.9K
Cap Rate 9%
$561,478
$561.5K
Market Conditions
NOI Build-Up for 3,405 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
$75.6K $22.20/SF
− Vacancy
−$3.4K −$1.00/SF
EGI
$72.2K $21.20/SF
− OpEx
−$21.7K −$6.36/SF
NOI
$50.5K $14.84/SF
Area
Saratoga County, NY
Vacancy
4.50%
Lease Rate
$22.20 /SF/Yr
Expense Ratio
30.00%
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%
$1,010,660
Cap Rate 7%
$721,900
Cap Rate 9%
$561,478
Alternative Uses
Best Use
Multifamily LT 5
$721.9K
$631.7K – $842.2K
NOI $50,533 @ 7.0% cap · market cap 6.52%
Second Best
Apartment 5plus
$645.9K
$565.1K – $753.5K
NOI $45,211 @ 7.0% cap · market cap 5.83%
Theoretical Best
Office A
$1.02M
$891.8K – $1.19M
NOI $71,342 @ 7.0% cap · market cap 9.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
2,497
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
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Two kitchens, two laundry areas, and separate living configurations support flexible occupancy in a distinctive residential property.
Where is this duplex located?
The property is located at 145 Church St Saratoga Springs, NY.
What is the asking price?
The asking price for this property is $775,000.
What are key features of this property?
This property features: Official two‑family property with 3,405 square feet; Two full kitchens, two furnaces, two central AC systems, and two laundry areas; Built in 1897 with two staircases and flexible connected or separated living spaces
