Duplex Property with Dual Street
For Sale
$599,977
68 Marvin Street, Saratoga Springs, NY 12866
MultiFamily, Saratoga Springs, NY
Property Size1,504 SF
Lot Size0.41 Acres
Price / SF$398.92
Days on Market96
Property Features for 68 Marvin Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
4
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 1, Bedroom 3, Bathroom 1, Bedroom 4, Bathroom 2, Bathroom 3, Bedroom 2
Parking
5
Parking features
Driveway, Garage
Patio and Porch features
Deck, Porch
Fencing
Privacy, Fenced
Basement
Full, Unfinished
Lot features
Level, Cleared
High school
Saratoga Springs
Elementary school district
Saratoga Springs
Middle school district
Saratoga Springs
High school district
Saratoga Springs
Directions
From I-87 Exit 14, take Union Ave West into Saratoga Springs, turn left on Maple Ave, then right on Marvin St -- #68 is on the left.
Standard status
Active
APN
165.57-2-6
Size
1,504 SF
Lot size
0.41 Acres
Taxes and HOA fees
Tax Annual Amount
7989
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Forced Air
Cooling system
Window Unit(s)
Water source
Public
Amenities
pool
solar panels
garage
Building Details
Year built
1885
Number of units
2
Flooring type
Wood, Vinyl
Building materials
Vinyl Siding
Roof type
Asphalt
Architectural style
Other
Listing Agency:
KW Platform · Keller Williams Realty
(518) 281-6808
Listed By:
Scott P Varley · License #30VA0727304
(518) 693-1080
Added: Jul 2
Changed: Oct 2
Last Checked: Oct 5 at 4:06AM
MLS# 202620907
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.
Investment Insights
Based on property information with market context.
This 0.41-acre duplex property includes a 1,504-square-foot main residence and a detached guest house. Together, the structures provide 4 bedrooms and 3 full baths, along with a 36x18 inground pool, solar panels, a 1-car garage, driveway parking, a porch, and a deck. The main residence dates to 1885 and is being sold as is; the foundation requires evaluation and the home needs attention. Public water and public sewer serve the property.
The parcel has frontage on both Marvin Street and McNulty Way, with dedicated guest-house parking accessed from McNulty Way. The property is within walking distance of Broadway, Congress Park, the Racetrack, SPAC, and Saratoga Spa State Park. Vinyl siding, wood and vinyl flooring, forced-air heat, window-unit cooling, and an asphalt roof are among the existing improvements.
The parcel has frontage on both Marvin Street and McNulty Way, with dedicated guest-house parking accessed from McNulty Way. The property is within walking distance of Broadway, Congress Park, the Racetrack, SPAC, and Saratoga Spa State Park. Vinyl siding, wood and vinyl flooring, forced-air heat, window-unit cooling, and an asphalt roof are among the existing improvements.
Key Highlights
- 0.41‑acre parcel with frontage on both Marvin Street and McNulty Way
- 1,504‑square‑foot property with a main residence and detached guest house
- 4 bedrooms and 3 full baths across the two residential structures
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
$22,320
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
3.72%
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%
$446,400
$446.4K
Cap Rate 7%
$318,857
$318.9K
Cap Rate 9%
$248,000
$248.0K
Market Conditions
NOI Build-Up for 1,504 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
$33.4K $22.20/SF
− Vacancy
−$1.5K −$1.00/SF
EGI
$31.9K $21.20/SF
− OpEx
−$9.6K −$6.36/SF
NOI
$22.3K $14.84/SF
Area
Saratoga County, NY
Vacancy
4.50%
Lease Rate
$22.20 /SF/Yr
Expense Ratio
30.00%
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%
$446,400
Cap Rate 7%
$318,857
Cap Rate 9%
$248,000
Alternative Uses
Best Use
Multifamily LT 5
$318.9K
$279.0K – $372.0K
NOI $22,320 @ 7.0% cap · market cap 3.72%
Second Best
Apartment 5plus
$285.3K
$249.6K – $332.8K
NOI $19,970 @ 7.0% cap · market cap 3.33%
Theoretical Best
Office A
$450.2K
$393.9K – $525.2K
NOI $31,512 @ 7.0% cap · market cap 5.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,762
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Two residential structures provide four bedrooms, three full baths, a pool, solar panels, and separate guest-house parking.
Where is this duplex located?
The property is located at 68 Marvin Street Saratoga Springs, NY.
What is the asking price?
The asking price for this property is $599,977.
What are key features of this property?
This property features: 0.41‑acre parcel with frontage on both Marvin Street and McNulty Way; 1,504‑square‑foot property with a main residence and detached guest house; 4 bedrooms and 3 full baths across the two residential structures
