Commercial Land with Existing
For Sale
$1,350,000
1742 US-9, Clifton Park, NY 12065
COMMERCIAL - Clifton Park, NY
Property Size2,880 SF
Lot Size2.75 Acres
Price / SF$468.75
Days on Market177
Property Features for 1742 US-9
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Commercial
Parking
10
Patio and Porch features
Porch
High school
Shenendehowa
Elementary school district
Shenendehowa
Middle school district
Shenendehowa
High school district
Shenendehowa
Directions
From Exit 9 Wine & Liquor Warehouse at 9 Halfmoon Crossing Blvd, Halfmoon, NY 12065 (just off I-87 exit 9), head south on US-9 for about 1.5 miles, then you'll find Eddie F's Clifton Park at 1742 Route 9, Halfmoon, NY 12065 on your right, right along the same highway.
Standard status
Active
APN
412400 272.1-1-13
Size
2,880 SF
Lot size
2.75 Acres
Taxes and HOA fees
Tax Annual Amount
17823
Utilities
Sewer type
Public Sewer
Cooling system
Central Air
Water source
Public
Building Details
Year built
1985
Floors in Building
1
Listing Agency:
KW Platform · Keller Williams Realty
(518) 724-5800
Listed By:
Benjamin R Romer · License #10401317745
(518) 368-3932
Added: Feb 16
Changed: Aug 4
Last Checked: Aug 12 at 8:06AM
MLS# 202612160
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 2.75-acre commercial land offering includes an existing 2,880-square-foot building constructed in 1985. The property has central air, a porch, public water, and public sewer, providing established improvements for future commercial planning. Commercial zoning supports the site's stated redevelopment positioning along the Route 9 corridor in Clifton Park, within the Town of Halfmoon.
The property is located at 1742 US-9 and offers access to the Adirondack Northway, I-87. The surrounding commercial corridor includes national retailers, healthcare providers, professional offices, and service businesses. The site has been identified for potential medical or professional office, retail, quick-service, showroom, flex-space, or mixed-use concepts.
The property is located at 1742 US-9 and offers access to the Adirondack Northway, I-87. The surrounding commercial corridor includes national retailers, healthcare providers, professional offices, and service businesses. The site has been identified for potential medical or professional office, retail, quick-service, showroom, flex-space, or mixed-use concepts.
Key Highlights
- 2.75‑acre commercial land parcel
- Existing 2,880‑square‑foot building constructed in 1985
- Commercial zoning
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
$41,783
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
3.10%
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%
$835,660
$835.7K
Cap Rate 7%
$596,900
$596.9K
Cap Rate 9%
$464,256
$464.3K
Market Conditions
NOI Build-Up for 2,880 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
$69.1K $24.00/SF
− Vacancy
−$4.8K −$1.68/SF
EGI
$64.3K $22.32/SF
− OpEx
−$22.5K −$7.81/SF
NOI
$41.8K $14.51/SF
Area
Saratoga County, NY
Vacancy
7.00%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
35.00%
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%
$835,660
Cap Rate 7%
$596,900
Cap Rate 9%
$464,256
Alternative Uses
Best Use
Flex RnD
$596.9K
$522.3K – $696.4K
NOI $41,783 @ 7.0% cap · market cap 3.10%
Second Best
Industrial
$254.5K
$222.7K – $296.9K
NOI $17,812 @ 7.0% cap · market cap 1.32%
Theoretical Best
Office A
$862.0K
$754.3K – $1.01M
NOI $60,342 @ 7.0% cap · market cap 4.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,230
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
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Commercial land - Commercial site with an existing building, public water, public sewer, and central air.
Where is this commercial land located?
The property is located at 1742 US-9 Clifton Park, NY.
What is the asking price?
The asking price for this property is $1,350,000.
What are key features of this property?
This property features: 2.75‑acre commercial land parcel; Existing 2,880‑square‑foot building constructed in 1985; Commercial zoning
