Office Building with Finished
For Sale
$299,000
Pending
235 Saratoga Road, Glenville, NY 12302
COMMERCIAL - Glenville, NY
Property Size1,200 SF
Lot Size0.49 Acres
Days on Market559
Property Features for 235 Saratoga Road
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
Commercial
Parking
8
Parking features
Off Street
Directions
NY-50 then turn on Saratoga Road
Standard status
Pending
APN
422289 22.11-3-16.1
Size
1,200 SF
Lot size
0.49 Acres
Taxes and HOA fees
Tax Annual Amount
6302
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Forced Air, Baseboard
Cooling system
Central Air
Water source
Public
Building Details
Year built
1958
Floors in Building
1
Building materials
Brick, Drywall
Listing Agency:
Berkshire Hathaway Home Services Blake · Berkshire Hathaway HomeServices
(518) 464-0870
Listed By:
Karen Zalewski-Wildzunas · License #10301219752
(518) 858-4719
Added: Jan 31, 2025
Changed: Aug 4
Last Checked: Aug 13 at 12:06AM
MLS# 202511428
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 commercial office building includes four offices, a welcoming lobby, and two restrooms. A fully finished basement provides additional utility space with two extra rooms and generous storage.
The property is positioned on Saratoga Road in Glenville, New York, within a Commercial zoning designation.
With an office-oriented layout and finished lower-level space, the building supports a range of in-office and administrative uses.
The property is positioned on Saratoga Road in Glenville, New York, within a Commercial zoning designation.
With an office-oriented layout and finished lower-level space, the building supports a range of in-office and administrative uses.
Key Highlights
- Commercial property with four offices, a lobby, and two restrooms
- Fully finished basement with two additional rooms and generous storage space
- Central air cooling plus forced air, baseboard, and electric heating
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
$20,220
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
6.76%
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%
$404,400
$404.4K
Cap Rate 7%
$288,857
$288.9K
Cap Rate 9%
$224,667
$224.7K
Market Conditions
NOI Build-Up for 1,200 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
$31.7K $26.40/SF
− Vacancy
−$4.7K −$3.93/SF
EGI
$27.0K $22.47/SF
− OpEx
−$6.7K −$5.62/SF
NOI
$20.2K $16.85/SF
Area
Schenectady County, NY
Vacancy
14.90%
Lease Rate
$26.40 /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%
$404,400
Cap Rate 7%
$288,857
Cap Rate 9%
$224,667
Alternative Uses
Best Use
Office B
$288.9K
$252.8K – $337.0K
NOI $20,220 @ 7.0% cap · market cap 6.76%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$359.2K
$314.3K – $419.0K
NOI $25,142 @ 7.0% cap · market cap 8.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Office units
Location Intelligence
Trade Area within ½ mile
378
Businesses Nearby
Explore this area
Business Placement
Demographics for 12302, NY
27,618
Population
12,406
Households
2.2
Avg Household Size
45
Median Age
42%
College-Educated
95%
High-School Grad
43.3 sq mi
ZIP Area
638
Density / Sq Mi
$94,156
Median Household Income
$55,305
Median Earnings
$1,207
Median Rent
$240,700
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Small commercial office building with four offices, lobby, two restrooms, and a fully finished basement with extra rooms.
Where is this office units located?
The property is located at 235 Saratoga Road Glenville, NY.
What is the asking price?
The asking price for this property is $299,000.
What are key features of this property?
This property features: Commercial property with four offices, a lobby, and two restrooms; Fully finished basement with two additional rooms and generous storage space; Central air cooling plus forced air, baseboard, and electric heating
