Office Building With Private
For Sale
Under Contract
$850,000
290 Church Street, Saratoga Springs, NY 12866
COMMERCIAL - Saratoga Springs, NY
Property Size2,102 SF
Lot Size0.61 Acres
Price / SF$404.38
Days on Market246
Property Features for 290 Church Street
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
Commercial
Parking
17
Lot features
Road Frontage, Cleared, Corner Lot
Directions
Broadway to Church St, pass Saratoga Hospital.
Standard status
Active Under Contract
APN
411589 165.10-1-19
Size
2,102 SF
Lot size
0.61 Acres
Taxes and HOA fees
Tax Annual Amount
9131
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas
Cooling system
Central Air
Water source
Public
Building Details
Building materials
Wood Siding
Roof type
Asphalt
Listing Agency:
KW Platform · Keller Williams Realty
(518) 281-6808
Listed By:
Scott P Varley · License #30VA0727304
(518) 281-6808
Added: Dec 17, 2025
Changed: Aug 17
Last Checked: Aug 20 at 1:06PM
MLS# 202530913
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 2,102-square-foot office building sits on a 0.61-acre parcel and is zoned Commercial. The property features wood siding, an asphalt roof, central air conditioning, and natural gas heat. Public water and public sewer serve the site, while private parking provides on-site convenience for occupants and visitors.
Located on Route 9N in Saratoga Springs, the property is across from Saratoga Hospital and the Saratoga Golf and Polo Club. Its setting places it near the city’s concentration of medical services and provides direct access to a principal area roadway. The configuration may suit a firm currently leasing office space and seeking an ownership position.
Located on Route 9N in Saratoga Springs, the property is across from Saratoga Hospital and the Saratoga Golf and Polo Club. Its setting places it near the city’s concentration of medical services and provides direct access to a principal area roadway. The configuration may suit a firm currently leasing office space and seeking an ownership position.
Key Highlights
- 2,102‑square‑foot office building on a 0.61‑acre parcel
- Commercial zoning
- Located on Route 9N in Saratoga Springs
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
Lease Details
Yes
Paved road access
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 - Commercial zoning and a location across from Saratoga Hospital support an owner-user office setting.
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: 2,102‑square‑foot office building on a 0.61‑acre parcel; Commercial zoning; Located on Route 9N in Saratoga Springs
