Versatile Medical Office
For Sale
Contact for pricing
5 Care Lane, Saratoga Springs, NY 12866
A well-maintained medical building with zoning flexibility for healthcare, professional offices, or educational uses.
Property Size11,925 SF
Price / SF$230.52
Days on Market55
Property Features for 5 Care Lane
General Information
Standard status
Active
Size
11,925 SF
Class
B
Total Parking Spaces
60
Property subtype
Retail, Office, Mixed Use
Zoning
NC
Occupancy
30%
Lease Type
NNN
Investment Type
Value Add
Building Details
Year Built
2000
Buildings
1
Stories
1
Tenancy
Multi
Listing Agency:
Roohan Realty
(518) 527-7895
Listed By:
Dan Roohan · License #10301221364
Source:
Crexi
Added: Jun 18
Changed: Aug 8
Last Checked: Aug 10 at 5:13AM
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 Roohan Realty
Investment Insights
Based on property information with market context.
This 11,925-square-foot medical building is designed to support a professional healthcare environment, with modern amenities and well-maintained facilities for both clients and staff. The property’s configuration and zoning provide a flexible foundation for a variety of service-oriented operations.
Located at 5 Care Lane in Saratoga Springs, NY 12866, the site is positioned to serve as a community-facing commercial presence. The seller notes that zoning permits a versatile range of uses, which can support multiple business models depending on the intended tenant’s plan.
For buyers and operators seeking a facility that can accommodate more than a single use category, this property offers an adaptable alternative to more narrowly purposed medical space. It may fit organizations looking to establish or expand healthcare services, operate professional offices, or provide educational services, subject to zoning and any negotiated tenancy terms.
Located at 5 Care Lane in Saratoga Springs, NY 12866, the site is positioned to serve as a community-facing commercial presence. The seller notes that zoning permits a versatile range of uses, which can support multiple business models depending on the intended tenant’s plan.
For buyers and operators seeking a facility that can accommodate more than a single use category, this property offers an adaptable alternative to more narrowly purposed medical space. It may fit organizations looking to establish or expand healthcare services, operate professional offices, or provide educational services, subject to zoning and any negotiated tenancy terms.
Key Highlights
- 11,925 SF medical building built in 2000
- Zoning permits a versatile range of uses, including healthcare, professional offices, and educational services
- Well‑maintained medical building with modern amenities for clients and staff
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
$164,980
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
6.00%
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%
$3,299,600
$3.3M
Cap Rate 7%
$2,356,857
$2.4M
Cap Rate 9%
$1,833,111
$1.8M
Market Conditions
NOI Build-Up for 11,925 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
$300.5K $25.20/SF
− Vacancy
−$25.5K −$2.14/SF
EGI
$275.0K $23.06/SF
− OpEx
−$110.0K −$9.22/SF
NOI
$165.0K $13.83/SF
Area
Saratoga County, NY
Vacancy
8.50%
Lease Rate
$25.20 /SF/Yr
Expense Ratio
40.00%
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%
$3,299,600
Cap Rate 7%
$2,356,857
Cap Rate 9%
$1,833,111
Alternative Uses
Best Use
Healthcare Medical
$2.36M
$2.06M – $2.75M
NOI $164,980 @ 7.0% cap · market cap 6.00%
Second Best
Office B
$2.30M
$2.02M – $2.69M
NOI $161,309 @ 7.0% cap · market cap 5.87%
Theoretical Best
Office A
$3.57M
$3.12M – $4.16M
NOI $249,853 @ 7.0% cap · market cap 9.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
885
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?
Medical center - A well-maintained medical building with zoning flexibility for healthcare, professional offices, or educational uses.
Where is this medical center located?
The property is located at 5 Care Lane Saratoga Springs, NY.
What is the asking price?
The asking price for this property is $2,749,000.
What are key features of this property?
This property features: 11,925 SF medical building built in 2000; Zoning permits a versatile range of uses, including healthcare, professional offices, and educational services; Well‑maintained medical building with modern amenities for clients and staff
