Versatile Galway Land
For Sale
$150,000
Pending
5049 Sacandaga Road, Galway, NY 12074
1.3-acre mixed-use parcel ideal for residential or commercial development.
Property Size720 SF
Lot Size1.23 Acres
Days on Market139
Property Features for 5049 Sacandaga Road
General Information
Standard status
Pending
Size
720 SF
Lot size
1.23 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$4,000
Amenities
Cleared
Dirt
Electric Heating
Road Frontage
Listing Agency:
FIND ADVISORS
(518) 831-5442
Listed By:
TIMOTHY TYLER
Source:
Corcoran
Added: Mar 23
Changed: Aug 8
Last Checked: Aug 8 at 2:24PM
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 FIND ADVISORS
Investment Insights
Based on property information with market context.
This 1.3-acre parcel is located in Galway and is zoned for mixed use, offering possibilities for residential and commercial development. It is suited for investors, entrepreneurs, or those looking to build a live/work space. The lot has road frontage and a level layout, providing a foundation for uses such as retail, office space, apartments, or a custom home with business potential. Its location provides access to Saratoga Springs, while maintaining a rural setting. This property delivers flexibility, visibility, and opportunity in a growing area.
Key Highlights
- Mixed‑use zoning allows for residential and commercial development.
- 1.3‑acre parcel offers significant development potential.**
- Excellent road frontage and accessibility.
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
$9,739
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
6.49%
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%
$194,780
$194.8K
Cap Rate 7%
$139,129
$139.1K
Cap Rate 9%
$108,211
$108.2K
Market Conditions
NOI Build-Up for 720 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
$15.6K $21.60/SF
− Vacancy
−$2.6K −$3.56/SF
EGI
$13.0K $18.04/SF
− OpEx
−$3.2K −$4.51/SF
NOI
$9.7K $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%
$194,780
Cap Rate 7%
$139,129
Cap Rate 9%
$108,211
Alternative Uses
Best Use
Office B
$139.1K
$121.7K – $162.3K
NOI $9,739 @ 7.0% cap · market cap 6.49%
Second Best
Mixed Use
$125.0K
$109.4K – $145.8K
NOI $8,748 @ 7.0% cap · market cap 5.83%
Theoretical Best
Office A
$215.5K
$188.6K – $251.4K
NOI $15,085 @ 7.0% cap · market cap 10.06%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
38
Businesses Nearby
Explore this area
Business Placement
Demographics for 12074, NY
2,901
Population
1,577
Households
1.8
Avg Household Size
49
Median Age
29%
College-Educated
88%
High-School Grad
34.3 sq mi
ZIP Area
85
Density / Sq Mi
$91,901
Median Household Income
$46,303
Median Earnings
$1,600
Median Rent
$287,600
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Commercial land - 1.3-acre mixed-use parcel ideal for residential or commercial development.
Where is this commercial land located?
The property is located at 5049 Sacandaga Road Galway, NY.
What is the asking price?
The asking price for this property is $150,000.
What are key features of this property?
This property features: Mixed‑use zoning allows for residential and commercial development.; 1.3‑acre parcel offers significant development potential.**; Excellent road frontage and accessibility.
