Residential Income Property with
For Sale
$599,977
68 Marvin Street, Saratoga Springs, NY 12866
MULTI_FAMILY - Other - Saratoga Springs, NY
Property Size1,504 SF
Lot Size0.41 Acres
Price / SF$398.92
Days on Market50
Property Features for 68 Marvin Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
4
Bathrooms
3
Full bathrooms
3
Rooms
Bathroom 1, Bathroom 2, Bedroom 3, Bedroom 2, Bathroom 3, Bedroom 1, Bedroom 4
Parking
5
Parking features
Garage, Driveway
Patio and Porch features
Porch, Deck
Fencing
Fenced, Privacy
Basement
Unfinished, Full
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
in-ground pool
solar panels
Building Details
Year built
1885
Number of units
2
Flooring type
Vinyl, Wood
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) 281-6808
Added: Jul 2
Changed: Aug 17
Last Checked: Aug 20 at 4:06PM
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 in-town residential income property sits on a double-street parcel and includes a main residence plus a detached guest house. Together, the homes provide 4 bedrooms and 3 full baths, with a 36x18 inground pool, solar panels, and a 1-car garage. The guest house has dedicated parking off McNulty Way, supporting practical day-to-day rental use.
The property offers frontage on both Marvin Street and McNulty Way, with dual street access that may support subdivision planning based on the lot configuration. The listing also notes the potential to retain existing income-producing structures on one portion while developing another portion where the current pool sits.
The main house is described as older and needing attention, and the property is being sold as is, with the foundation requiring evaluation.
The property offers frontage on both Marvin Street and McNulty Way, with dual street access that may support subdivision planning based on the lot configuration. The listing also notes the potential to retain existing income-producing structures on one portion while developing another portion where the current pool sits.
The main house is described as older and needing attention, and the property is being sold as is, with the foundation requiring evaluation.
Key Highlights
- Double‑street parcel with frontage on both Marvin Street and McNulty Way, plus dedicated guest house parking off McNulty Way
- Main residence and detached guest house with 4 bedrooms and 3 full bathrooms
- 36x18 inground pool on the property
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
Property Profile
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
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Main residence and detached guest house on a double-street parcel with frontage on Marvin Street and McNulty Way.
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: Double‑street parcel with frontage on both Marvin Street and McNulty Way, plus dedicated guest house parking off McNulty Way; Main residence and detached guest house with 4 bedrooms and 3 full bathrooms; 36x18 inground pool on the property
