Industrial Warehouse With Development
For Sale
$999,000
Pending
2795 State Route 9, Ballston Spa, NY 12020
Warehouse property with existing tenants, additional occupancy capacity, and PDD zoning supporting multiple commercial and industrial uses.
Property Size11,250 SF
Lot Size10.23 Acres
Days on Market68
Property Features for 2795 State Route 9
General Information
Standard status
Pending
Size
11,250 SF
Lot size
10.23 Acres
Zoning
PDD
Site & Location
Road Frontage
251 ft
Road Access
Yes
Utilities to Site
Yes
Additional Details
Warehouse Space
11,250 SF
Land Use
industrial
Taxes and HOA fees
Annual Taxes
$11,034
Building Details
Buildings
1
Listing Agency:
Signature One Realty Group LLC
(518) 527-9807
Listed By:
Genevieve Suguitan
(518) 527-9807
Source:
Exprealty
Added: Jun 5
Changed: Aug 8
Last Checked: Aug 11 at 10:27AM
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 Signature One Realty Group LLC
Investment Insights
Based on property information with market context.
The property comprises 10.23 acres with an 11,250 SF warehouse and established tenants in place. Approximately 2,500 SF is expected to become available for owner occupancy or lease-up. Well and septic infrastructure are available, adding to the site's existing functional improvements.
Located at 2795 State Route 9 in Ballston Spa, the property provides 251' of road frontage. PDD (Planned Development District) zoning supports commercial, industrial, office, research, manufacturing, warehouse, distribution, mixed-use, and planned development uses, subject to municipal approvals and applicable zoning requirements. The property may also be acquired with the adjoining 8.89-acre parcel, creating a combined tract of over 19 acres.
Located at 2795 State Route 9 in Ballston Spa, the property provides 251' of road frontage. PDD (Planned Development District) zoning supports commercial, industrial, office, research, manufacturing, warehouse, distribution, mixed-use, and planned development uses, subject to municipal approvals and applicable zoning requirements. The property may also be acquired with the adjoining 8.89-acre parcel, creating a combined tract of over 19 acres.
Key Highlights
- 10.23‑acre industrial property with an 11,250 SF warehouse
- Approximately 2,500 SF expected to become available for occupancy or lease‑up
- Established tenants are already in place
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
$84,488
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
8.46%
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%
$1,689,760
$1.7M
Cap Rate 7%
$1,206,971
$1.2M
Cap Rate 9%
$938,756
$938.8K
Market Conditions
NOI Build-Up for 11,250 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
$106.7K $9.48/SF
− Vacancy
−$7.3K −$0.64/SF
EGI
$99.4K $8.84/SF
− OpEx
−$14.9K −$1.33/SF
NOI
$84.5K $7.51/SF
Area
Saratoga County, NY
Vacancy
6.80%
Lease Rate
$9.48 /SF/Yr
Expense Ratio
15.00%
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%
$1,689,760
Cap Rate 7%
$1,206,971
Cap Rate 9%
$938,756
Alternative Uses
Best Use
Warehouse
$1.21M
$1.06M – $1.41M
NOI $84,488 @ 7.0% cap · market cap 8.46%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.37M
$2.95M – $3.93M
NOI $235,710 @ 7.0% cap · market cap 23.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
46
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 12020, NY
34,667
Population
15,787
Households
2.2
Avg Household Size
42
Median Age
43%
College-Educated
94%
High-School Grad
75.6 sq mi
ZIP Area
459
Density / Sq Mi
$101,727
Median Household Income
$59,730
Median Earnings
$1,562
Median Rent
$299,600
Median Home Value
Market
Vacancy Rate% for Industrial 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?
Warehouse - Warehouse property with existing tenants, additional occupancy capacity, and PDD zoning supporting multiple commercial and industrial uses.
Where is this warehouse located?
The property is located at 2795 State Route 9 Ballston Spa, NY.
What is the asking price?
The asking price for this property is $999,000.
What are key features of this property?
This property features: 10.23‑acre industrial property with an 11,250 SF warehouse; Approximately 2,500 SF expected to become available for occupancy or lease‑up; Established tenants are already in place
