Bed & Breakfast with Special Use
New
For Sale
$2,900,000
2255 Ballston Avenue, Saratoga Springs, NY 12866
Commercial property on park-like grounds with a special use permit framework supporting multiple hospitality and agricultural applications.
Property Size10,240 SF
Price / SF$283.20
Days on Market4
Property Features for 2255 Ballston Avenue
General Information
Standard status
Active
Size
10,240 SF
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$36,684
Amenities
Central air
Metal Roof
Hardwood Flooring
Hot Water Heating
Irregular Lot
Laminate Flooring
Level
Lighting
Off Street
Private
Road Frontage
Tile Flooring
Wall Unit(s) Cooling
Building Details
Year Built
1929
Listing Agency:
KW PLATFORM
(518) 281-6808
Listed By:
SCOTT P VARLEY · License #30VA0727304
Source:
Corcoran
Added: Aug 6
Changed: Aug 9
Last Checked: Aug 9 at 8:52AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of KW PLATFORM
Investment Insights
Based on property information with market context.
This 10,240-square-foot property, built in 1929, is positioned as a bed and breakfast asset with an established commercial setting and expansive grounds. Mature trees, open green space, and a level site define the property’s physical character, while existing infrastructure supports continued commercial use.
A special use permit framework identifies potential applications including a bed and breakfast, country club, inn, commercial horse stable, micro-production of alcohol, greenhouse and nursery, agricultural use, and educational facility. The property is located at 2255 Ballston Avenue in Saratoga Springs, New York, providing a defined setting for hospitality, adaptive reuse, or other permitted commercial operations.
A special use permit framework identifies potential applications including a bed and breakfast, country club, inn, commercial horse stable, micro-production of alcohol, greenhouse and nursery, agricultural use, and educational facility. The property is located at 2255 Ballston Avenue in Saratoga Springs, New York, providing a defined setting for hospitality, adaptive reuse, or other permitted commercial operations.
Key Highlights
- 10,240‑square‑foot property built in 1929
- Special use permit framework supports hospitality, agricultural, educational, and other listed uses
- Potential applications include bed and breakfast, inn, country club, and commercial horse stable
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
$158,921
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
5.48%
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%
$3,178,420
$3.2M
Cap Rate 7%
$2,270,300
$2.3M
Cap Rate 9%
$1,765,789
$1.8M
Market Conditions
NOI Build-Up for 10,240 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
$221.2K $21.60/SF
− Vacancy
−$9.3K −$0.91/SF
EGI
$211.9K $20.69/SF
− OpEx
−$53.0K −$5.17/SF
NOI
$158.9K $15.52/SF
Area
Saratoga County, NY
Vacancy
4.20%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
25.00%
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%
$3,178,420
Cap Rate 7%
$2,270,300
Cap Rate 9%
$1,765,789
Alternative Uses
Best Use
Specialty Retail
$2.27M
$1.99M – $2.65M
NOI $158,921 @ 7.0% cap · market cap 5.48%
Second Best
Hotel Hospitality
$885.9K
$775.2K – $1.03M
NOI $62,016 @ 7.0% cap · market cap 2.14%
Theoretical Best
Office A
$3.06M
$2.68M – $3.58M
NOI $214,548 @ 7.0% cap · market cap 7.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
28
Businesses Nearby
Balanced
Demand for This Use
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
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Bed & breakfast - Commercial property on park-like grounds with a special use permit framework supporting multiple hospitality and agricultural applications.
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 $2,900,000.
What are key features of this property?
This property features: 10,240‑square‑foot property built in 1929; Special use permit framework supports hospitality, agricultural, educational, and other listed uses; Potential applications include bed and breakfast, inn, country club, and commercial horse stable
