Remodeled Salon with Dog
For Sale
$634,999
426 Geyser Road, Ballston Spa, NY 12020
Remodeled salon with parking, tanning booths, and dog wash.
Property Size2,400 SF
Price / SF$264.58
Days on Market425
Property Features for 426 Geyser Road
General Information
Standard status
Active
Size
2,400 SF
Property subtype
Commercial
Building Details
Year Built
1972
Listing Agency:
Cleardoor,Inc
(518) 368-8087
Listed By:
Eric Eckardt · License #10311208883
(518) 639-4663
Source:
Signatureonerealtygroup
Added: Jun 25, 2025
Changed: Aug 23
Last Checked: Aug 22 at 11:39AM
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 Cleardoor,Inc
Investment Insights
Based on property information with market context.
This remodeled salon features 20 paved parking spaces, with additional parking available behind the building, potentially increasing the total to approximately 50 spaces. The property is equipped with 2 massage chairs, 4 tanning booths, 3 massage rooms, and 3 cutting stations with hydraulic chairs. It also includes a sauna, a coin-operated automatic dog wash station, laundry facilities, and a kitchen. All furnishings can remain. The property is located less than 1 mile from Saratoga County Airport. There is room on the side for a potential drive-through. The well has been tested, and the septic system has been cleaned. All state licenses must be in place. The property is located at 426 Geyser Rd, Ballston Spa, NY, 12020-3021.
Key Highlights
- Fully remodeled salon with extensive equipment included, featuring massage chairs, tanning booths, massage rooms, cutting stations, sauna, laundry, and a kitchen.
- Benefit from 20 paved parking spaces with potential to expand to approximately 50, plus room for a drive‑through.
- Coin‑operated automatic dog wash station provides an additional income stream.
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
$37,247
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
5.87%
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%
$744,940
$744.9K
Cap Rate 7%
$532,100
$532.1K
Cap Rate 9%
$413,856
$413.9K
Market Conditions
NOI Build-Up for 2,400 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
$51.8K $21.60/SF
− Vacancy
−$2.2K −$0.91/SF
EGI
$49.7K $20.69/SF
− OpEx
−$12.4K −$5.17/SF
NOI
$37.2K $15.52/SF
Area
Saratoga County, NY
Vacancy
4.20%
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%
$744,940
Cap Rate 7%
$532,100
Cap Rate 9%
$413,856
Alternative Uses
Best Use
Specialty Retail
$532.1K
$465.6K – $620.8K
NOI $37,247 @ 7.0% cap · market cap 5.87%
Second Best
Retail
$413.9K
$362.1K – $482.8K
NOI $28,970 @ 7.0% cap · market cap 4.56%
Theoretical Best
Office A
$718.4K
$628.6K – $838.1K
NOI $50,285 @ 7.0% cap · market cap 7.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
238
Businesses Nearby
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 Retail 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?
Retail space - Remodeled salon with parking, tanning booths, and dog wash.
Where is this retail space located?
The property is located at 426 Geyser Road Ballston Spa, NY.
What is the asking price?
The asking price for this property is $634,999.
What are key features of this property?
This property features: Fully remodeled salon with extensive equipment included, featuring massage chairs, tanning booths, massage rooms, cutting stations, sauna, laundry, and a kitchen.; Benefit from 20 paved parking spaces with potential to expand to approximately 50, plus room for a drive‑through.; Coin‑operated automatic dog wash station provides an additional income stream.
