Glenville Mixed-Use Building For
For Sale
$469,999
658 Saratoga Road, Glenville, NY 12302
Mixed-use building with retail space, apartment, and high visibility.
Property Size1,800 SF
Price / SF$261.11
Days on Market448
Property Features for 658 Saratoga Road
General Information
Standard status
Active
Size
1,800 SF
Taxes and HOA fees
Annual Taxes
$10,903
Building Details
Year Built
2016
Listing Agency:
MIRANDA REAL ESTATE GROUP, INC
(518) 698-5669
Listed By:
CHRISTOPHER MALEY
Source:
Corcoran
Added: May 30, 2025
Changed: Mar 16
Last Checked: Mar 16 at 9:09AM
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 MIRANDA REAL ESTATE GROUP, INC
Investment Insights
Based on property information with market context.
This mixed-use building, constructed in 2016, presents a business opportunity in Glenville. The property is suited for office, salon, or retail use. It benefits from a daily traffic count of 19,000 and 195 feet of road frontage. The 4.5-acre lot includes parking for over 20 vehicles. The building features a first floor suitable for commercial activities and a second-floor apartment. The first floor is equipped with new split AC/heat systems and a washer/dryer. Additional features include a Generac generator, tankless hot water heater, and two electric meters. The second floor contains two bedrooms, an open kitchen with vaulted ceilings, and a large island. The property offers both income-generating potential and a live-work option due to the existing business on the first floor and the apartment on the second floor. The building's size is approximately 1800 square feet.
Key Highlights
- High‑traffic location with 19,000 daily count and 195' road frontage for excellent visibility.
- Income‑generating property with a profitable business on the first floor and a well‑appointed apartment on the second floor.
- Mixed‑use building suitable for office, salon, or retail space, offering versatile business opportunities.
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
$24,840
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
5.29%
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%
$496,800
$496.8K
Cap Rate 7%
$354,857
$354.9K
Cap Rate 9%
$276,000
$276.0K
Market Conditions
NOI Build-Up for 1,800 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
$43.2K $24.00/SF
− Vacancy
−$3.5K −$1.92/SF
EGI
$39.7K $22.08/SF
− OpEx
−$14.9K −$8.28/SF
NOI
$24.8K $13.80/SF
Area
Schenectady County, NY
Vacancy
8.00%
Lease Rate
$24.00 /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%
$496,800
Cap Rate 7%
$354,857
Cap Rate 9%
$276,000
Alternative Uses
Best Use
Mixed Use
$354.9K
$310.5K – $414.0K
NOI $24,840 @ 7.0% cap · market cap 5.29%
Second Best
Retail
$310.4K
$271.6K – $362.1K
NOI $21,727 @ 7.0% cap · market cap 4.62%
Theoretical Best
Office A
$538.8K
$471.4K – $628.6K
NOI $37,714 @ 7.0% cap · market cap 8.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
151
Businesses Nearby
Explore this area
Business Placement
Demographics for 12302, NY
27,618
Population
12,406
Households
2.2
Avg Household Size
45
Median Age
42%
College-Educated
95%
High-School Grad
43.3 sq mi
ZIP Area
638
Density / Sq Mi
$94,156
Median Household Income
$55,305
Median Earnings
$1,207
Median Rent
$240,700
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Mixed-use building with retail space, apartment, and high visibility.
Where is this mixed-use property located?
The property is located at 658 Saratoga Road Glenville, NY.
What is the asking price?
The asking price for this property is $469,999.
What are key features of this property?
This property features: High‑traffic location with 19,000 daily count and 195' road frontage for excellent visibility.; Income‑generating property with a profitable business on the first floor and a well‑appointed apartment on the second floor.; Mixed‑use building suitable for office, salon, or retail space, offering versatile business opportunities.
