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    Halfmoon Land Ready For Development Title is generated by Realmo AI

    1853 Route 9, Halfmoon, NY 12065

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    For Sale
    $150,000

    LAND - Halfmoon, NY

    Type:Single Family Residence
    Lot size:
    1.98 Acres
    Added:
    Oct 25, 2025
    Days on Market:
    202
    Last Refresh:
    May 14 at 8:06 am

    Property Features for 1853 Route 9

    General Information

    Property type
    Land
    Property subtype
    Single Family Residence
    Zoning
    Mixed
    Standard status
    Active
    APN
    413800 266.-1-22
    Lot size
    1.98 Acres

    Taxes and HOA fees

    Tax Annual Amount
    1105

    We can help!

    Listing Contact
    Rachel L Manhim

    Listing agent Rachel L Manhim License #10491212041

    Listing office Lake Homes Realty, LLC 15153 N 92nd West Ave., Kingston, NY

    Listing date Oct 25, 2025

    MLS# 202528491 Listing URL

    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.

    HighLights

    • Approved 2‑acre building lot.
    • Zoned ''Light Industrial‑Commercial'' with many permitted uses.
    • Centrally located between exits 9 and 10 off I‑87.
    • Permitted uses include retail stores, service uses, offices, motels, hotels, and restaurants.
    • Permitted uses include automobile sales/repair and building material sales.
    • Suitable for business venture or single‑family home.

    Overview

    This 1.98-acre lot is an approved building lot zoned ''Light Industrial-Commercial'' and is centrally located between exits 9 and 10 off I-87. Permitted uses for the lot include retail stores such as drug, hardware, apparel, appliance, furniture, and nursery & garden supply stores. Service uses such as beauticians, laundromats, home appliance services, barbershops, and equipment rental are also permitted. The zoning also allows for offices including business, professional, governmental, financial institutions, and banks, as well as motels, hotels, and restaurants. Other permitted uses include automobile sales, farm implements, boat or trailer sales or rental, including accessory service, automobile repair shops, painting and collision service when conducted entirely within a completely enclosed building, a building material sales yard (lumberyard including millwork & cabinetmaking), gas/service stations, self-service storage facilities, storage or warehousing, and private or public outdoor and indoor recreation such as sports, athletic facilities, gyms and other similar recreational uses. The property is located in Halfmoon, NY, and is suitable for a business venture or a single-family home.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Commercial land

    Suggested Use

    Restaurant Real Estate Agency Law Firm Spa & Massage Center Building Supply Dental Office Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Halfmoon
    County
    Saratoga
    State
    New York
    Longitude
    -73.771812
    Latitude
    42.891332

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    FAQs

    What type of property is this?
    Commercial land - 2-acre lot approved for various commercial and residential uses.
    Where is this commercial land located?
    The property is located at 1853 Route 9 Halfmoon, NY.
    What is the asking price?
    The asking price for this property is $150,000.
    What are key features of this property?
    This property features: Approved 2‑acre building lot.; Zoned ''Light Industrial‑Commercial'' with many permitted uses.; Centrally located between exits 9 and 10 off I‑87.
    (518) 812-6672
    We can help!
    Listing Contact
    Rachel L Manhim
    Real Estate License ID: 10491212041
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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