High-Profile Saratoga Springs Commercial
For Sale
$850,000
Pending
290 Church Street, Saratoga Springs, NY 12866
Prime location near hospital and golf club with modern updates.
Property Size2,102 SF
Lot Size0.61 Acres
Days on Market247
Property Features for 290 Church Street
General Information
Standard status
Pending
Size
2,102 SF
Lot size
0.61 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$9,130
Amenities
Central air
Corner Lot
Asphalt Roof
Central Air Cooling
Cleared
Natural Gas Heating
Private
Road Frontage
Listing Agency:
KW PLATFORM
(518) 281-6808
Listed By:
SCOTT P VARLEY · License #30VA0727304
Source:
Corcoran
Added: Dec 18, 2025
Changed: Aug 8
Last Checked: Jul 31 at 12:07PM
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 commercial property benefits from a high-profile location on Route 9N, across from the hospital and the Saratoga Golf and Polo Club. The property offers exposure and signage opportunities. The building is suitable for a firm currently renting that would benefit from owning its own real estate. It features easy and private parking. The property is modern and updated, minimizing the need for additional investment in the structure or interior. Its proximity to the hospital places it near the concentration of medical services in the city. The property size is 2102 square feet.
Key Highlights
- High‑profile location on Rt 9N, across from the hospital and Saratoga Golf and Polo Club.
- Excellent exposure and signage opportunities.
- Ideal size for a firm transitioning from renting to owning.
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
$28,434
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
3.35%
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%
$568,680
$568.7K
Cap Rate 7%
$406,200
$406.2K
Cap Rate 9%
$315,933
$315.9K
Market Conditions
NOI Build-Up for 2,102 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
$45.4K $21.60/SF
− Vacancy
−$7.5K −$3.56/SF
EGI
$37.9K $18.04/SF
− OpEx
−$9.5K −$4.51/SF
NOI
$28.4K $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%
$568,680
Cap Rate 7%
$406,200
Cap Rate 9%
$315,933
Alternative Uses
Best Use
Office B
$406.2K
$355.4K – $473.9K
NOI $28,434 @ 7.0% cap · market cap 3.35%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$629.2K
$550.5K – $734.0K
NOI $44,041 @ 7.0% cap · market cap 5.18%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,166
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
Market
Vacancy Rate% for Office 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?
Office building - Prime location near hospital and golf club with modern updates.
Where is this office building located?
The property is located at 290 Church Street Saratoga Springs, NY.
What is the asking price?
The asking price for this property is $850,000.
What are key features of this property?
This property features: High‑profile location on Rt 9N, across from the hospital and Saratoga Golf and Polo Club.; Excellent exposure and signage opportunities.; Ideal size for a firm transitioning from renting to owning.
