Open-Plan Mixed-Use
New
For Sale
$720,000
48 Lincoln Avenue, Saratoga Springs, NY 12866
Commercial Sale, Saratoga Springs Inside, NY
Property Size2,156 SF
Lot Size0.17 Acres
Price / SF$333.95
Days on Market1
Property Features for 48 Lincoln Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
High school district
000000
Directions
From S Broadway turn right onto Lincoln Ave. Property is located about 250' on your right.
Standard status
Active
APN
411501 165.83-2-34.1
Size
2,156 SF
Lot size
0.17 Acres
Taxes and HOA fees
Tax Annual Amount
7709
Utilities
Heating system
Forced Air, Natural Gas
Water source
Public
Building Details
Year built
1960
Floors in Building
1
Building materials
Wood Siding
Roof type
Asphalt
Listing Agency:
Miranda Real Estate Group Inc
(518) 348-2060
Listed By:
Lisa Vitiello
(518) 466-9083
Added: Oct 2
Last Checked: Oct 2 at 7:06PM
MLS# 12011131
Copyright © 2026 My State MLS. 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.
At 48 Lincoln Avenue, this vacant mixed-use property contains a 2,156-square-foot building constructed in 1960. The structure measures 44 by 48 feet and has an open floor plan. NC T5 Commercial/Mixed-Use zoning applies. Former dry-cleaning equipment has been removed, and DEC and EPA testing was completed and cleared, with no additional remediation required. The building may be expanded vertically by adding another level.
The property occupies a 0.17-acre lot, one block from Broadway. The listing reports access to and from the Northway, proximity to Saratoga Race Course, SPAC and downtown amenities, and AADT of 13,288.
The property occupies a 0.17-acre lot, one block from Broadway. The listing reports access to and from the Northway, proximity to Saratoga Race Course, SPAC and downtown amenities, and AADT of 13,288.
Key Highlights
- 2,156‑square‑foot building on a 0.17‑acre lot
- 44' x 48' structure with an open floor plan
- NC T5 Commercial/Mixed‑Use zoning
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
$26,195
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
3.64%
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%
$523,900
$523.9K
Cap Rate 7%
$374,214
$374.2K
Cap Rate 9%
$291,056
$291.1K
Market Conditions
NOI Build-Up for 2,156 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
$46.6K $21.60/SF
− Vacancy
−$4.7K −$2.16/SF
EGI
$41.9K $19.44/SF
− OpEx
−$15.7K −$7.29/SF
NOI
$26.2K $12.15/SF
Area
Saratoga County, NY
Vacancy
10.00%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
37.50%
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%
$523,900
Cap Rate 7%
$374,214
Cap Rate 9%
$291,056
Alternative Uses
Best Use
Mixed Use
$374.2K
$327.4K – $436.6K
NOI $26,195 @ 7.0% cap · market cap 3.64%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$645.3K
$564.7K – $752.9K
NOI $45,173 @ 7.0% cap · market cap 6.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
13,288 VPD
Traffic count
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,771
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
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Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - The vacant building carries NC T5 Commercial/Mixed-Use zoning and has an open interior layout.
Where is this mixed-use property located?
The property is located at 48 Lincoln Avenue Saratoga Springs, NY.
What is the asking price?
The asking price for this property is $720,000.
What are key features of this property?
This property features: 2,156‑square‑foot building on a 0.17‑acre lot; 44' x 48' structure with an open floor plan; NC T5 Commercial/Mixed‑Use zoning
