Downtown Retail or Office
For Sale
Contact for pricing
268 Broadway, Saratoga Springs, NY 12866
Flexible suite offers reception, a conference room, four private offices, kitchenette, copy room, and a half bath.
Property Size2,235 SF
Price / SF$357.94
Days on Market91
Property Features for 268 Broadway
General Information
Standard status
Active
Size
2,235 SF
Property subtype
RETAIL
Amenities
reception area
conference room
private offices
kitchenette
copy room
half bath
Properties For Sale
at 268 Broadway Contact us- Floor
- 1
- Size
- 2,235 SF
- Type
- RETAIL
- Lease Type
- NNN
- Availability
- AVAILABLE, Now
- Sublease
- No
268 Broadway
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Listing Agency:
Julie & Co Realty LLC
(518) 350-7653
Listed By:
Amy Farchione Sgromo
(315) 863-2777
Source:
Moodyscre
Added: Jun 17
Changed: Aug 23
Last Checked: Sep 15 at 8:38AM
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 Julie & Co Realty LLC
Investment Insights
Based on property information with market context.
Available for sale, this versatile suite is located at 268 Broadway in downtown Saratoga Springs and totals 2,235 square feet.
The space is configured with a reception area, a large conference room, and four private offices, supporting both client-facing and internal workspace needs. Additional improvements include a kitchenette, a copy room, and a half bath accessible to staff and clients.
Whether you’re establishing or expanding, the layout is designed to support retail or office operations with dedicated areas for meetings, focused work, and day-to-day back-of-house support.
The space is configured with a reception area, a large conference room, and four private offices, supporting both client-facing and internal workspace needs. Additional improvements include a kitchenette, a copy room, and a half bath accessible to staff and clients.
Whether you’re establishing or expanding, the layout is designed to support retail or office operations with dedicated areas for meetings, focused work, and day-to-day back-of-house support.
Key Highlights
- 2,235 SF flexible suite on Broadway in Downtown Saratoga Springs
- Designed for retail or office use
- Reception area plus large conference room for meetings and presentations
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
$30,233
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
3.78%
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%
$604,660
$604.7K
Cap Rate 7%
$431,900
$431.9K
Cap Rate 9%
$335,922
$335.9K
Market Conditions
NOI Build-Up for 2,235 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
$48.3K $21.60/SF
− Vacancy
−$8.0K −$3.56/SF
EGI
$40.3K $18.04/SF
− OpEx
−$10.1K −$4.51/SF
NOI
$30.2K $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 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%
$604,660
Cap Rate 7%
$431,900
Cap Rate 9%
$335,922
Alternative Uses
Best Use
Office B
$431.9K
$377.9K – $503.9K
NOI $30,233 @ 7.0% cap · market cap 3.78%
Second Best
Retail
$385.4K
$337.2K – $449.6K
NOI $26,978 @ 7.0% cap · market cap 3.37%
Theoretical Best
Office A
$669.0K
$585.4K – $780.5K
NOI $46,828 @ 7.0% cap · market cap 5.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
2,430
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in Northeast region
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Frequently Asked Questions
What type of property is this?
Retail space - Flexible suite offers reception, a conference room, four private offices, kitchenette, copy room, and a half bath.
Where is this retail space located?
The property is located at 268 Broadway Saratoga Springs, NY.
What is the asking price?
The asking price for this property is $799,999.
What are key features of this property?
This property features: 2,235 SF flexible suite on Broadway in Downtown Saratoga Springs; Designed for retail or office use; Reception area plus large conference room for meetings and presentations
