Two-Unit Duplex with
For Sale
$695,000
17 Van Dam St, Saratoga Springs, NY 12866
Residential Income, Saratoga Springs, NY
Property Size1,886 SF
Lot Size0.08 Acres
Price / SF$368.50
Days on Market54
Property Features for 17 Van Dam St
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning description
Multi-Family
Bedrooms
5
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 2, Bathroom 3, Bathroom 1, Bedroom 5, Bedroom 3, Laundry Room, Bedroom 4, Bathroom 2, Bedroom 1
Patio and Porch features
Deck, Porch
Interior features
Entrance Foyer
Fireplace
1
High school district
SARATOGA SPRINGS CITY SD
Directions
Broadway to Van Dam
Standard status
Active
APN
411501 165.51-2-19
Size
1,886 SF
Lot size
0.08 Acres
Taxes and HOA fees
Tax Annual Amount
6787
Utilities
Heating system
Forced Air, Natural Gas
Water source
Public
Amenities
laundry
covered porch
rear deck
fenced backyard
full basement
Building Details
Year built
1870
Floors in Building
2
Flooring type
Carpet, Linoleum
Building materials
Wood Siding
Roof type
Asphalt
Listing Agency:
CARTIER REAL ESTATE GROUP LLC
(518) 321-5762
Listed By:
Melissa Cartier · License #10491207871
Added: Aug 13
Changed: Oct 1
Last Checked: Oct 5 at 2:06AM
MLS# 11938523
Copyright © 2026 My State MLS. 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 1,886-square-foot duplex contains two residences. The second-floor unit has three bedrooms, two bathrooms, and laundry; the first-floor unit has two bedrooms and one bathroom. A covered wraparound porch serves the first-floor residence, while a rear deck and fenced backyard provide additional outdoor areas. The property also includes a full basement used for storage, a fireplace, forced-air natural gas heat, and public water. The lot measures 0.08 acres.
The property is on Van Dam Street in Saratoga Springs, described as two lots from the Broadway and North Broadway intersection. Downtown shops and dining, Skidmore College, the Saratoga Racecourse, and the Performing Arts Center are noted nearby.
The property is on Van Dam Street in Saratoga Springs, described as two lots from the Broadway and North Broadway intersection. Downtown shops and dining, Skidmore College, the Saratoga Racecourse, and the Performing Arts Center are noted nearby.
Key Highlights
- Two residences: one with 3 bedrooms and 2 bathrooms; the other with 2 bedrooms and 1 bathroom
- 1,886‑square‑foot building on a 0.08‑acre lot
- Second‑floor residence includes laundry
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
$27,990
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
4.03%
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%
$559,800
$559.8K
Cap Rate 7%
$399,857
$399.9K
Cap Rate 9%
$311,000
$311.0K
Market Conditions
NOI Build-Up for 1,886 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
$41.9K $22.20/SF
− Vacancy
−$1.9K −$1.00/SF
EGI
$40.0K $21.20/SF
− OpEx
−$12.0K −$6.36/SF
NOI
$28.0K $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%
$559,800
Cap Rate 7%
$399,857
Cap Rate 9%
$311,000
Alternative Uses
Best Use
Multifamily LT 5
$399.9K
$349.9K – $466.5K
NOI $27,990 @ 7.0% cap · market cap 4.03%
Second Best
Apartment 5plus
$357.7K
$313.0K – $417.4K
NOI $25,042 @ 7.0% cap · market cap 3.60%
Theoretical Best
Office A
$564.5K
$493.9K – $658.6K
NOI $39,515 @ 7.0% cap · market cap 5.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
2,372
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - The residences have distinct bedroom and bath layouts, with outdoor space that includes a porch and rear deck.
Where is this duplex located?
The property is located at 17 Van Dam St Saratoga Springs, NY.
What is the asking price?
The asking price for this property is $695,000.
What are key features of this property?
This property features: Two residences: one with 3 bedrooms and 2 bathrooms; the other with 2 bedrooms and 1 bathroom; 1,886‑square‑foot building on a 0.08‑acre lot; Second‑floor residence includes laundry
