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    2255 Ballston Avenue Saratoga Springs, NY 12866

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    New
    For Sale
    $3,250,000

    COMMERCIAL - Saratoga Springs, NY

    Property size:
    10,240 SF
    Lot size:
    14.19 Acres
    Price / SF:
    $317/SF
    Added:
    May 4, 2026
    Days on Market:
    3
    Last Refresh:
    May 6 at 4:06 am

    Property Features for 2255 Ballston Avenue

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    Mixed
    Bathrooms
    9
    Rooms
    Bathroom 2, Bathroom 1, Bathroom 4, Bathroom 7, Bathroom 8, Bathroom 3, Bathroom 6, Bathroom 5, Bathroom 9
    Parking
    50
    Parking features
    Off Street
    Interior features
    Ceramic Tile Bath, Chair Rail, Crown Molding
    Exterior features
    Lighting
    Basement
    Finished, Full, Walk-Out Access
    Standard status
    Active
    APN
    411589 190.-2-23
    Size
    10,240 SF
    Lot size
    14.19 Acres

    Taxes and HOA fees

    Tax Annual Amount
    36684

    Utilities

    Sewer type
    Septic Tank
    Heating system
    Hot Water(Heating)
    Cooling system
    Wall Unit(s)
    Water source
    Public
    Water front features
    Pond

    Building Details

    Year built
    1929
    Flooring type
    Tile, Hardwood, Laminate
    Building materials
    Wood Siding
    Roof type
    Metal

    We can help!

    Listing Contact
    Scott P Varley
    Scott P Varley

    Listing agent Scott P Varley License #30VA0727304

    Listing office KW Platform 382 Broadway, Latham, NY

    Listing date May 4, 2026

    MLS# 202616472

    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.

    Overview

    Saratoga Springs Commercial Opportunity

    Located at 2255 Ballston Ave in Saratoga Springs, NY, this commercial property offers a unique opportunity with a blend of history, location, and potential. Situated on 14.19 acres of expansive, park-like grounds, the property benefits from mature trees, open green space, and a level of privacy. The property has a special use permit framework that allows for a range of commercial possibilities, including bed & breakfast, country club, inn, commercial horse stable, micro-production of alcohol, greenhouse and nursery, agricultural use, and educational facility. The existing infrastructure and established name recognition in the market present a strong foundation for building upon its successful restaurant history or developing something new. The property has 10,240 square feet of space. This property offers visibility and accessibility, making it suitable for various ventures.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Villa Balsamo Restaurant Restaurant

    Suggested Use

    Restaurant Real Estate Agency Building Supply Big Box & Wholesale Store Auto Repair Shop Hotel & Motel Skin Care Clinic Grocery & Convenience Store Garden Center Furniture & Home Goods

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

    Location Insight

    • Map
    • Local Demand
    City
    Saratoga Springs
    County
    Saratoga
    State
    New York
    Longitude
    -73.831547
    Latitude
    43.031694

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    FAQs

    What type of property is this?
    Bed & breakfast - Rare opportunity with history, location, and potential.
    Where is this bed & breakfast located?
    The property is located at 2255 Ballston Avenue Saratoga Springs, NY.
    What is the asking price?
    The asking price for this property is $3,250,000.
    What are key features of this property?
    This property features: Special Use Permit: Allows for diverse commercial ventures like bed & breakfasts, country clubs, and horse stables.; Prime Saratoga Springs Location: Enjoy high visibility and accessibility, close to town.; Expansive, Park‑Like Grounds: Features mature trees, open green space, and privacy.
    (518) 281-6808
    We can help!
    Listing Contact
    Scott P Varley
    Scott P Varley
    Real Estate License ID: 30VA0727304
    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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