Commercial Land With Existing
For Sale
$3,499,000
71 Big Boom Road, Queensbury, NY 12804
Commercial Sale, Queensbury, NY
Property Size7,200 SF
Lot Size7.14 Acres
Price / SF$485.97
Days on Market1247
Property Features for 71 Big Boom Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Commercial
Bathrooms
3
Full bathrooms
3
Rooms
Bathroom 1, Bathroom 2, Bathroom 3
Parking
100
Elementary school
Queensbury
High school
Queensbury Senior
Elementary school district
Queensbury
Middle school district
Queensbury
High school district
Queensbury
Directions
Exit 18 first right to Big Boom next to new Marriott
Standard status
Active
APN
523400 309.14-1-91
Size
7,200 SF
Lot size
7.14 Acres
Taxes and HOA fees
Tax Annual Amount
12624
Utilities
Sewer type
Public Sewer
Heating system
Baseboard
Cooling system
Wall Unit(s)
Water source
Public
Building Details
Year built
1994
Floors in Building
2
Architectural style
Other
Listing Agency:
Bryce Real Estate Inc
(518) 271-7630
Listed By:
Kyle Bryce · License #10311201764
(518) 488-0434
Added: May 4, 2023
Changed: Sep 30
Last Checked: Oct 1 at 9:06PM
MLS# 202316128
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 7.14-acre commercial parcel includes a 7,200-square-foot building constructed in 1994. The two-story improvement contains three street-level offices, private bathrooms, lower-level access to each office, and one office with a shower. Four garage bays provide 18-foot height, while baseboard heating and wall-unit cooling serve the building. Commercial zoning, public water, and public sewer support the property's existing improvements and future planning.
The property is located at 71 Big Boom Road in Queensbury, one block from I-87 and beside the new Marriott hotel. The site overlooks the Hudson River and is positioned between Saratoga Springs and Lake George. An estimated traffic count of 43,043 vehicles was recorded on I-87 / Corinth Rd in 2018.
The property is located at 71 Big Boom Road in Queensbury, one block from I-87 and beside the new Marriott hotel. The site overlooks the Hudson River and is positioned between Saratoga Springs and Lake George. An estimated traffic count of 43,043 vehicles was recorded on I-87 / Corinth Rd in 2018.
Key Highlights
- 7.14‑acre commercial parcel with an existing 7,200‑square‑foot building
- Two‑story building constructed in 1994
- Four garage bays with 18' height
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
$111,456
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
3.19%
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%
$2,229,120
$2.2M
Cap Rate 7%
$1,592,229
$1.6M
Cap Rate 9%
$1,238,400
$1.2M
Market Conditions
NOI Build-Up for 7,200 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
$172.8K $24.00/SF
− Vacancy
−$24.2K −$3.36/SF
EGI
$148.6K $20.64/SF
− OpEx
−$37.2K −$5.16/SF
NOI
$111.5K $15.48/SF
Area
Warren County, NY
Vacancy
14.00%
Lease Rate
$24.00 /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%
$2,229,120
Cap Rate 7%
$1,592,229
Cap Rate 9%
$1,238,400
Alternative Uses
Best Use
Office B
$1.59M
$1.39M – $1.86M
NOI $111,456 @ 7.0% cap · market cap 3.19%
Second Best
Flex RnD
$1.34M
$1.17M – $1.56M
NOI $93,506 @ 7.0% cap · market cap 2.67%
Theoretical Best
Office A
$2.16M
$1.89M – $2.51M
NOI $150,854 @ 7.0% cap · market cap 4.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
18 ft
Clear height
4
Service bays
3
Office units
43,043 VPD
Traffic count
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
161
Businesses Nearby
Explore this area
Business Placement
Demographics for 12804, NY
27,790
Population
13,287
Households
2.1
Avg Household Size
47
Median Age
39%
College-Educated
94%
High-School Grad
54.7 sq mi
ZIP Area
508
Density / Sq Mi
$90,074
Median Household Income
$50,368
Median Earnings
$1,209
Median Rent
$284,400
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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 - Flat commercial parcel served by public water and sewer, with an existing office and garage building.
Where is this commercial land located?
The property is located at 71 Big Boom Road Queensbury, NY.
What is the asking price?
The asking price for this property is $3,499,000.
What are key features of this property?
This property features: 7.14‑acre commercial parcel with an existing 7,200‑square‑foot building; Two‑story building constructed in 1994; Four garage bays with 18' height
