Mixed-Use Property with Redevelopment
For Sale
$1,050,000
546548 Maple Avenue, Saratoga Springs, NY 12866
Two adjoining parcels offer a redevelopment site with existing improvements requiring substantial rehabilitation or removal.
Property Size2,800 SF
Price / SF$375
Days on Market41
Property Features for 546548 Maple Avenue
General Information
Standard status
Active
Size
2,800 SF
Property subtype
Mixed Use
Taxes and HOA fees
Annual Taxes
$3,000
Amenities
3
6 Parking Spaces.
275 x 584
Other Building.
Building Details
Year Built
1975
Listing Agency:
eXp Realty
(518) 932-6219
Listed By:
Nancy Helenek · License #10401359531
(518) 932-6219
Source:
Xome
Added: Jul 2
Changed: Aug 10
Last Checked: Aug 11 at 5:37AM
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 eXp Realty
Investment Insights
Based on property information with market context.
This mixed-use property comprises two adjoining lots totaling 3.31 acres, with existing improvements that require considerable rehabilitation or may be removed for a new project. The property is identified as zoned Res 1 / CR1 and includes six parking spaces. Parcel dimensions are listed as 275 x 584.
Located at 546548 Maple Avenue in Saratoga Springs, the property includes an existing building constructed in 1975. An additional adjoining 1.01-acre corner lot is offered separately, allowing the parcels to be considered individually or as part of a larger assemblage totaling 4.32 acres.
Located at 546548 Maple Avenue in Saratoga Springs, the property includes an existing building constructed in 1975. An additional adjoining 1.01-acre corner lot is offered separately, allowing the parcels to be considered individually or as part of a larger assemblage totaling 4.32 acres.
Key Highlights
- Two lots totaling 3.31 acres
- Zoned Res 1 / CR1
- Existing improvements require considerable rehabilitation or teardown
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
$34,020
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
3.24%
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%
$680,400
$680.4K
Cap Rate 7%
$486,000
$486.0K
Cap Rate 9%
$378,000
$378.0K
Market Conditions
NOI Build-Up for 2,800 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
$60.5K $21.60/SF
− Vacancy
−$6.0K −$2.16/SF
EGI
$54.4K $19.44/SF
− OpEx
−$20.4K −$7.29/SF
NOI
$34.0K $12.15/SF
Area
Saratoga County, NY
Vacancy
10.00%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
37.50%
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%
$680,400
Cap Rate 7%
$486,000
Cap Rate 9%
$378,000
Alternative Uses
Best Use
Mixed Use
$486.0K
$425.3K – $567.0K
NOI $34,020 @ 7.0% cap · market cap 3.24%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$838.1K
$733.3K – $977.8K
NOI $58,666 @ 7.0% cap · market cap 5.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
153
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Two adjoining parcels offer a redevelopment site with existing improvements requiring substantial rehabilitation or removal.
Where is this mixed-use property located?
The property is located at 546548 Maple Avenue Saratoga Springs, NY.
What is the asking price?
The asking price for this property is $1,050,000.
What are key features of this property?
This property features: Two lots totaling 3.31 acres; Zoned Res 1 / CR1; Existing improvements require considerable rehabilitation or teardown
