Saratoga Springs Mixed-Use
For Sale
$850,000
48 Lincoln Avenue, Saratoga Springs, NY 12866
Mixed-use property near Broadway with development potential in Saratoga Springs.
Property Size2,156 SF
Price / SF$394.25
Days on Market141
Property Features for 48 Lincoln Avenue
General Information
Standard status
Active
Size
2,156 SF
Property subtype
Mixed Use
Building Details
Building Size
2,156 SF
Listing Agency:
Pyramidbrokerage
(518) 489-9199
Listed By:
Pyramid Brokerage Albany
(518) 489-9199
Source:
Pyramidbrokerage
Added: Apr 4
Changed: Aug 8
Last Checked: Aug 21 at 4:05AM
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 Pyramidbrokerage
Investment Insights
Based on property information with market context.
Located in Downtown Saratoga Springs, this property is situated in an area known for steady growth and high property value appreciation. Zoned T5 commercial/mixed-use, the property offers development potential. The existing building measures 44 feet by 48 feet and features an open floor plan with the opportunity to build another level. The property is located one block from Broadway in Saratoga Springs, with easy access to and from the Northway. It is within walking distance of the Saratoga Race Course, SPAC, and other local attractions. The property presents possibilities for various business ventures, including taking ownership of the current dry cleaning business with its established customer base, or starting a new business. The zoning allows for a wide range of potential uses. The Average Annual Daily Traffic (AADT) is reported to be 13,288. The property size is 2,156 square feet.
Key Highlights
- High property value appreciation in a growing area.
- Prime location: one block from Broadway and walking distance to Saratoga Race Course and SPAC.**
- Zoned T5 commercial/mixed‑use offering 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
$29,164
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
3.43%
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%
$583,280
$583.3K
Cap Rate 7%
$416,629
$416.6K
Cap Rate 9%
$324,044
$324.0K
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
−$7.7K −$3.56/SF
EGI
$38.9K $18.04/SF
− OpEx
−$9.7K −$4.51/SF
NOI
$29.2K $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%
$583,280
Cap Rate 7%
$416,629
Cap Rate 9%
$324,044
Alternative Uses
Best Use
Office B
$416.6K
$364.6K – $486.1K
NOI $29,164 @ 7.0% cap · market cap 3.43%
Second Best
Mixed Use
$374.2K
$327.4K – $436.6K
NOI $26,195 @ 7.0% cap · market cap 3.08%
Theoretical Best
Office A
$645.3K
$564.7K – $752.9K
NOI $45,173 @ 7.0% cap · market cap 5.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,758
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?
Mixed-use property - Mixed-use property near Broadway with development potential in Saratoga Springs.
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 $850,000.
What are key features of this property?
This property features: High property value appreciation in a growing area.; Prime location: one block from Broadway and walking distance to Saratoga Race Course and SPAC.**; Zoned T5 commercial/mixed‑use offering a wide range of potential uses.
