Storefront Building with Walkout Lower
For Sale
$895,000
1659 Route 9, Clifton Park, NY 12065
Commercial Sale, Clifton Park, NY
Property Size4,600 SF
Lot Size0.66 Acres
Price / SF$195.24
Days on Market47
Property Features for 1659 Route 9
General Information
Property type
Commercial Sale
Property subtype
Retail
Zoning
Commercial
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Bathroom 1
Parking
25
Parking features
Off Street
Interior features
Built-in Features
Basement
Exterior Entry, Interior Entry, Full, Finished, Walk-Out Access
Lot features
Sloped
Elementary school
Arongen
High school
Shenendehowa
Elementary school district
Shenendehowa
Middle school district
Shenendehowa
High school district
Shenendehowa
Directions
I87 Exit 9 to Rt 146 East to right on Route 9 South, left @ 1659 Route 9
Standard status
Active
APN
413800 272.-2-20
Size
4,584 SF
Lot size
0.66 Acres
Taxes and HOA fees
Tax Annual Amount
7291
Utilities
Sewer type
Septic Tank
Heating system
Natural Gas, Hot Water(Heating), Baseboard, Zoned
Cooling system
Central Air
Water source
Public
Building Details
Year built
1965
Floors in Building
2
Flooring type
Carpet, Tile
Building materials
Tex 11 Siding, Wood Siding
Roof type
Asphalt, Shingle
Architectural style
Other
Listing Agency:
Re Max Solutions · RE/MAX International
(518) 318-3800
Listed By:
Ferdinando Bruno · License #10491208177
(518) 225-3538
Added: Jul 27
Changed: Sep 4
Last Checked: Sep 11 at 5:06PM
MLS# 202622685
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 storefront property includes approximately 4,584 square feet of usable space arranged across a main level and walkout lower level. The 2,580-square-foot main floor contains multiple rooms and a window-fronted area suited to retail or office use. The lower level connects internally and has three exterior doors, providing separate access points. Interior finishes include carpet and tile, with two bathrooms, built-in features, central air, and two-zone natural-gas hot-water baseboard heating.
The 0.66-acre parcel provides 134 feet of frontage along Route 9 in Clifton Park, near the Route 146 and Route 9 intersection and Exit 9 of I-87. Reported traffic volume is 19,708 AADT in 2025. Paved parking is positioned at the front, with a larger lot behind the building and more than 25 parking spaces. The property uses public water and a septic system.
The 0.66-acre parcel provides 134 feet of frontage along Route 9 in Clifton Park, near the Route 146 and Route 9 intersection and Exit 9 of I-87. Reported traffic volume is 19,708 AADT in 2025. Paved parking is positioned at the front, with a larger lot behind the building and more than 25 parking spaces. The property uses public water and a septic system.
Key Highlights
- 0.66‑acre parcel with 134 feet of Route 9 frontage
- Approximately 4,584 SF of usable building space
- 2,580 SF main level with multiple rooms and window‑fronted area
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
$55,333
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
6.18%
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%
$1,106,660
$1.1M
Cap Rate 7%
$790,471
$790.5K
Cap Rate 9%
$614,811
$614.8K
Market Conditions
NOI Build-Up for 4,584 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
$82.5K $18.00/SF
− Vacancy
−$3.5K −$0.76/SF
EGI
$79.0K $17.24/SF
− OpEx
−$23.7K −$5.17/SF
NOI
$55.3K $12.07/SF
Area
Saratoga County, NY
Vacancy
4.20%
Lease Rate
$18.00 /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%
$1,106,660
Cap Rate 7%
$790,471
Cap Rate 9%
$614,811
Alternative Uses
Best Use
Retail
$790.5K
$691.7K – $922.2K
NOI $55,333 @ 7.0% cap · market cap 6.18%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.37M
$1.20M – $1.60M
NOI $96,044 @ 7.0% cap · market cap 10.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
546
Businesses Nearby
45k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Home Improvements & Furnishings 93%
Shops & Services 7%
Lowe's
Home Improvements & Furnishings
32,254 visits/mo
0.2 miles
Harbor Freight Tools
Home Improvements & Furnishings
9,166 visits/mo
0.4 miles
American Automobile Association (AAA)
Shops & Services
1,670 visits/mo
0.1 miles
Enterprise Rent-A-Car
Shops & Services
1,428 visits/mo
0.2 miles
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 Retail in Northeast region
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Frequently Asked Questions
What type of property is this?
Storefront property - Commercial building with a street-facing retail area, flexible rooms, rear parking, and multiple lower-level entrances.
Where is this storefront property located?
The property is located at 1659 Route 9 Clifton Park, NY.
What is the asking price?
The asking price for this property is $895,000.
What are key features of this property?
This property features: 0.66‑acre parcel with 134 feet of Route 9 frontage; Approximately 4,584 SF of usable building space; 2,580 SF main level with multiple rooms and window‑fronted area
