Office Building with Private
188 Church Street, Saratoga Springs, NY 12866
For Sale
New
$750,000
Commercial Sale, Saratoga Springs, NY
Property Size2,100 SF
Lot Size0.17 Acres
Price / SF$357.14
Days on Market2
Property Features for 188 Church Street
General Information
Property type
Property subtype
Zoning
Bathrooms
Full bathrooms
Rooms
Parking
Parking features
Spa
Patio and Porch features
Interior features
Exterior features
Basement
Accessibility
Lot features
Elementary school
High school
Elementary school district
Middle school district
High school district
Directions
Standard status
APN
Size
Lot size
Additional Details
Tenant in Place
Property Use
Taxes and HOA fees
Tax Annual Amount
Utilities
Sewer type
Heating system
Cooling system
Water source
Amenities
hardwood floors
large windows
fireplace
brick finishes
wheelchair-accessible ramp
Building Details
Year built
Floors in Building
Flooring type
Building materials
Roof type
Architectural style
Buildings
Listing Agency:
Julie & Co Realty LLC
(518) 350-7653
Listed By:
Lisa McTygue · License NY 40MC1086385
(518) 598-4098
Added: Nov 9
Last Checked: Nov 10 at 1:06AM
MLS# 202629763
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.
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Investment Insights
Based on property information with market context.
The 2,100-square-foot office building occupies a 0.17-acre parcel and dates to 1957. Interior features include hardwood floors, carpet, crown molding, large windows, built-in details, and a fireplace. The building has central air, natural-gas hot-water heat, and a wheelchair-accessible entry ramp. Recent work includes a water heater and shower installed in 2025, driveway sealing and striping, and basement waterproofing completed in 2023.
Zoned Commercial within the OMB (Office Medical Business) District, the property is occupied by ZZ Spa, whose five-year lease was renewed in June 2026. The rear lot provides parking for nine vehicles, including one accessible space. Public water and sewer serve the property.
Zoned Commercial within the OMB (Office Medical Business) District, the property is occupied by ZZ Spa, whose five-year lease was renewed in June 2026. The rear lot provides parking for nine vehicles, including one accessible space. Public water and sewer serve the property.
Key Highlights
- 2,100‑square‑foot office building on a 0.17‑acre parcel
- Commercial zoning in the OMB (Office Medical Business) District
- Current tenant ZZ Spa renewed a five‑year lease in June 2026
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$28,407
Cap Rate
3.79%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$568,140
$568.1K
Cap Rate 7%
$405,814
$405.8K
Cap Rate 9%
$315,633
$315.6K
Market Conditions
NOI Build-Up for 2,100 SF
Gross rent
$45.4K $21.60/SF
− Vacancy
−$7.5K −$3.56/SF
EGI
$37.9K $18.04/SF
− OpEx
−$9.5K −$4.51/SF
NOI
$28.4K $13.53/SF
Area
Saratoga County, NY
Vacancy
16.50%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap Rate 5%
$568,140
Cap Rate 7%
$405,814
Cap Rate 9%
$315,633
Alternative Uses
Best Use
Office B
$405.8K
$355.1K – $473.5K
NOI $28,407 @ 7.0% cap · market cap 3.79%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$628.6K
$550.0K – $733.3K
NOI $43,999 @ 7.0% cap · market cap 5.87%
Zoning and permitted uses should be independently verified with authorities.
How Realmo checks its estimates
Property Analytics
Who owns this building?
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Open Analytics
Current Use
Lease Details
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
2,713
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
$419,200
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Average Price Trend$/SF for Office buildings in Saratoga County, NY
Properties on Market for Office buildings in Saratoga County
Vacancy Rate% for Office in Northeast region
Frequently Asked Questions
What type of property is this?
Office building - Commercial zoning, ramp access, and a rear parking area serve the property's current office use.
Where is this office building located?
The property is located at 188 Church Street Saratoga Springs, NY.
What is the asking price?
The asking price for this property is $750,000.
What are key features of this property?
This property features: 2,100‑square‑foot office building on a 0.17‑acre parcel; Commercial zoning in the OMB (Office Medical Business) District; Current tenant ZZ Spa renewed a five‑year lease in June 2026
