Mixed-Use Property with Retail
New
For Sale
$14,900,000
430 Broadway, Saratoga Springs, NY 12866
Commercial Sale, Saratoga Springs, NY
Property Size33,051 SF
Lot Size0.21 Acres
Price / SF$450.82
Days on Market1
Property Features for 430 Broadway
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Commercial
Parking features
Off Street, On Street
Directions
Broadway, downtown Saratoga Springs, on corner of Broadway and Caroline St.
Standard status
Active
APN
165.59-3-3
Size
33,051 SF
Lot size
0.21 Acres
Taxes and HOA fees
Tax Annual Amount
75925
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas, Forced Air
Cooling system
Central Air
Water source
Public
Building Details
Year built
1867
Building materials
Brick
Roof type
Rubber, Flat
Architectural style
Other
Listing Agency:
Roohan Realty
(518) 587-4500
Listed By:
Amy L Sutton · License #30SU0496141
(518) 527-3564
Added: Oct 1
Last Checked: Oct 1 at 10:06PM
MLS# 202627316
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 33,051-square-foot mixed-use property combines ground-level retail, restaurant, and bar space with apartments and offices on upper floors. The building dates to 1867 and has brick construction, central air conditioning, and natural-gas forced-air heat. Its 0.21-acre parcel is zoned Commercial, with public water and sewer service.
At 430 Broadway in downtown Saratoga Springs, the property has both off-street and on-street parking. The commercial spaces are described as fully leased, with a mix of retail, dining, and bar businesses in place.
At 430 Broadway in downtown Saratoga Springs, the property has both off-street and on-street parking. The commercial spaces are described as fully leased, with a mix of retail, dining, and bar businesses in place.
Key Highlights
- 33,051 square feet on a 0.21‑acre parcel
- Retail, restaurant, and bar uses with apartments and offices above
- Built in 1867 with brick construction
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
$512,938
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
3.44%
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%
$10,258,760
$10.3M
Cap Rate 7%
$7,327,686
$7.3M
Cap Rate 9%
$5,699,311
$5.7M
Market Conditions
NOI Build-Up for 33,051 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
$713.9K $21.60/SF
− Vacancy
−$30.0K −$0.91/SF
EGI
$683.9K $20.69/SF
− OpEx
−$171.0K −$5.17/SF
NOI
$512.9K $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%
$10,258,760
Cap Rate 7%
$7,327,686
Cap Rate 9%
$5,699,311
Alternative Uses
Best Use
Specialty Retail
$7.33M
$6.41M – $8.55M
NOI $512,938 @ 7.0% cap · market cap 3.44%
Second Best
Mixed Use
$5.74M
$5.02M – $6.69M
NOI $401,570 @ 7.0% cap · market cap 2.70%
Theoretical Best
Office A
$9.89M
$8.66M – $11.54M
NOI $692,485 @ 7.0% cap · market cap 4.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
2,607
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
View Realmo Analytics
Market
Vacancy Rate% for Retail in Northeast region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Commercial storefronts sit below residential apartments and office space.
Where is this mixed-use property located?
The property is located at 430 Broadway Saratoga Springs, NY.
What is the asking price?
The asking price for this property is $14,900,000.
What are key features of this property?
This property features: 33,051 square feet on a 0.21‑acre parcel; Retail, restaurant, and bar uses with apartments and offices above; Built in 1867 with brick construction
