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    Subdividable Medical Office Suites Title is generated by Realmo AI

    5 Care Lane, Saratoga Springs, NY 12866

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    For Lease
    $1.00 SF/Yr $993/Mo (calc)

    COMMERCIAL - Other - Saratoga Springs, NY

    Type:Office
    Property size:
    11,925 SF
    Lot size:
    2.02 Acres
    Added:
    Jun 4, 2026
    Days on Market:
    2
    Last Refresh:
    Jun 5 at 5:06 am

    Property Features for 5 Care Lane

    General Information

    Property type
    Commercial Lease
    Property subtype
    Office
    Zoning
    Commercial
    Parking
    68
    Accessibility
    Accessible Approach with Ramp
    Standard status
    Active
    APN
    11589 165.10-2-1.2
    Size
    11,925 SF
    Lot size
    2.02 Acres

    Taxes and HOA fees

    Tax Annual Amount
    38379

    Utilities

    Sewer type
    Public Sewer
    Heating system
    Forced Air, Natural Gas
    Cooling system
    Central Air
    Water source
    Public

    Building Details

    Year built
    2000
    Floors in Building
    1
    Building materials
    Brick, Vinyl Siding
    Roof type
    Asphalt
    Architectural style
    Other

    We can help!

    Listing Contact
    Dan Roohan
    Dan Roohan

    Listing agent Dan Roohan License #10301221364

    Listing office Roohan Realty 519 Broadway, Saratoga Springs, NY

    Listing date Jun 4, 2026

    MLS# 202618849

    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.

    HighLights

    • Nearly 9,000 SF subdividable professional medical office space
    • NC/T5 zoning offers myriad options for business
    • Shared waiting room with physical therapists and other medical and childcare providers in the same cul‑de‑sac
    • Ample parking and easy to show (contact LA for pricing and details)
    • Built in 2000 with brick and vinyl siding
    • Central air, forced‑air natural gas heat, asphalt roof; public water and public sewer

    Overview

    This for-rent medical office property offers subdividable professional office space for medical and related uses. The building is well maintained and includes a shared waiting room, supporting multiple tenant configurations within the office environment. Physical therapists are currently in the building, and the space is described as easy to show with coordinated access.

    Located on a cul-de-sac near town in Saratoga Springs, the property provides ample parking to serve patients, clients, and staff. The surrounding area includes other medical and childcare providers, creating a like-minded tenant mix in the immediate setting. Zoning is Commercial, with NC/T5 noted as providing a range of business options.

    This layout is a practical fit for healthcare-oriented operators who want a professional medical office environment with shared common space for patient intake and waiting. With the availability of subdividable space, it may also suit businesses looking to right-size their footprint while operating in a building that already accommodates medical tenants. For current availability details and pricing, contact the listing agent (LA).
    Property Profile Location Intelligence

    Current Use by Public Records

    Orthopaedic Associate-Saratoga: D'Arcy ... Physician Cudahy Michael J Physician Jonathan P. Gainor, ... Physician Dr. Justin M. ... Physician Dr. William W. ... Physician

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Dental Office Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Saratoga Springs
    County
    Saratoga
    State
    New York
    Longitude
    -73.808711
    Latitude
    43.086553

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    FAQs

    What type of property is this?
    Medical Office Space - Well maintained medical office space with ample parking, a shared waiting room, and NC/T5 zoning in a neighborhood setting.
    Where is this medical office space located?
    The property is located at 5 Care Lane Saratoga Springs, NY.
    What is the lease rate?
    The lease rate is $1.00 SF/Yr.
    What are key features of this property?
    This property features: Nearly 9,000 SF subdividable professional medical office space; NC/T5 zoning offers myriad options for business; Shared waiting room with physical therapists and other medical and childcare providers in the same cul‑de‑sac
    (518) 527-7895
    We can help!
    Listing Contact
    Dan Roohan
    Dan Roohan
    Real Estate License ID: 10301221364
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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