Open-Plan Storefront
For Sale
$720,000
48 Lincoln Avenue, Saratoga Springs, NY 12866
Commercial Sale, Saratoga Springs, NY
Property Size2,112 SF
Lot Size0.17 Acres
Price / SF$340.91
Days on Market158
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
Lot size
0.17 Acres
Taxes and HOA fees
Tax Annual Amount
7160
Utilities
Heating system
Natural Gas, Forced Air
Water source
Public
Building Details
Year built
1960
Floors in Building
1
Building materials
Shake Siding
Roof type
Asphalt
Listing Agency:
Miranda Real Estate Group Inc
(518) 348-2060
Listed By:
Lisa Vitiello
(518) 466-9083
Added: Apr 2
Changed: Aug 25
Last Checked: Sep 6 at 5:06AM
MLS# 11685189
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.
This 1960 storefront property occupies a 0.17-acre site and includes a 44' x 48' building with an open floor plan. Construction includes shake siding and an asphalt roof, with natural gas forced-air heating and public water. The structure offers the ability to build an additional level, subject to applicable approvals.
The property is located one block from Broadway in Saratoga Springs, with access on and off the Northway. It is within walking distance of the Saratoga Race Course, SPAC, and other local attractions. Reported AADT is 13,288. The site is zoned NC T5, described as commercial/mixed-use, and DEC and EPA testing has been completed with no remediation needed.
The property is located one block from Broadway in Saratoga Springs, with access on and off the Northway. It is within walking distance of the Saratoga Race Course, SPAC, and other local attractions. Reported AADT is 13,288. The site is zoned NC T5, described as commercial/mixed-use, and DEC and EPA testing has been completed with no remediation needed.
Key Highlights
- 44' x 48' building with an open floor plan
- 0.17‑acre commercial/mixed‑use site
- NC T5 zoning with a wide range of potential uses
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
$25,494
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
3.54%
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%
$509,880
$509.9K
Cap Rate 7%
$364,200
$364.2K
Cap Rate 9%
$283,267
$283.3K
Market Conditions
NOI Build-Up for 2,112 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
$38.0K $18.00/SF
− Vacancy
−$1.6K −$0.76/SF
EGI
$36.4K $17.24/SF
− OpEx
−$10.9K −$5.17/SF
NOI
$25.5K $12.07/SF
Area
Saratoga County, NY
Vacancy
4.20%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
30.00%
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%
$509,880
Cap Rate 7%
$364,200
Cap Rate 9%
$283,267
Alternative Uses
Best Use
Retail
$364.2K
$318.7K – $424.9K
NOI $25,494 @ 7.0% cap · market cap 3.54%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$632.2K
$553.1K – $737.5K
NOI $44,251 @ 7.0% cap · market cap 6.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
13,288 VPD
Traffic count
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,771
Businesses Nearby
Balanced
Demand for This Use
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 Retail in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Storefront property - Commercial/mixed-use zoning supports a range of potential uses.
Where is this storefront 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: 44' x 48' building with an open floor plan; 0.17‑acre commercial/mixed‑use site; NC T5 zoning with a wide range of potential uses
