Turn-Key Restaurant with
For Sale
$699,000
75 Saratoga Ave, South Glens Falls, NY 12803
Restaurant property with a fully equipped kitchen, on-site parking, and strong frontage for everyday neighborhood visibility.
Property Size1,640 SF
Lot Size0.37 Acres
Price / SF$426.22
Days on Market312
Property Features for 75 Saratoga Ave
General Information
Standard status
Active
Size
1,640 SF
Lot size
0.37 Acres
Additional Details
Business Included
Yes
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$4,519
Listing Agency:
eXp Realty
(888) 276-0630
Listed By:
Dominique Wasilewski · License #10401351715
(914) 268-5430
Source:
Exprealty
Added: Nov 19, 2025
Changed: Sep 16
Last Checked: Sep 26 at 9:14AM
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 turn-key restaurant property is currently set up for day-to-day operations, including a fully equipped commercial kitchen that was updated within the last 15 years. The building includes 1,640 sq. ft. of interior space, plus an additional 400 sq. ft. of warehouse and storage area to support inventory and back-of-house needs. The property is described as being meticulously maintained, with multiple upgrades completed over time.
Located at 75 Saratoga Avenue in South Glens Falls, the site benefits from 111 feet of road frontage along Saratoga Avenue and strong street and building signage. The property offers generous on-site parking and is positioned within an active business district, supporting convenient customer access.
For operators and buyers looking for a ready-to-run food service concept, the existing kitchen layout and included equipment are designed to enable immediate occupancy and continued restaurant operations. The combination of customer-facing interior space, dedicated storage/warehouse area, and ample parking supports an efficient operating model for a conventional restaurant format.
Located at 75 Saratoga Avenue in South Glens Falls, the site benefits from 111 feet of road frontage along Saratoga Avenue and strong street and building signage. The property offers generous on-site parking and is positioned within an active business district, supporting convenient customer access.
For operators and buyers looking for a ready-to-run food service concept, the existing kitchen layout and included equipment are designed to enable immediate occupancy and continued restaurant operations. The combination of customer-facing interior space, dedicated storage/warehouse area, and ample parking supports an efficient operating model for a conventional restaurant format.
Key Highlights
- Restaurant and ice cream business property on high‑traffic Saratoga Avenue in South Glens Falls
- 1,640 sq. ft. interior plus 400 sq. ft. warehouse/storage area, on a 0.37‑acre lot
- Fully equipped commercial kitchen updated within the last 15 years
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
$25,452
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
3.64%
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%
$509,040
$509.0K
Cap Rate 7%
$363,600
$363.6K
Cap Rate 9%
$282,800
$282.8K
Market Conditions
NOI Build-Up for 1,640 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
$35.4K $21.60/SF
− Vacancy
−$1.5K −$0.91/SF
EGI
$33.9K $20.69/SF
− OpEx
−$8.5K −$5.17/SF
NOI
$25.5K $15.52/SF
Area
Saratoga County, NY
Vacancy
4.20%
Lease Rate
$21.60 /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%
$509,040
Cap Rate 7%
$363,600
Cap Rate 9%
$282,800
Alternative Uses
Best Use
Specialty Retail
$363.6K
$318.2K – $424.2K
NOI $25,452 @ 7.0% cap · market cap 3.64%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$490.9K
$429.5K – $572.7K
NOI $34,361 @ 7.0% cap · market cap 4.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Turnkey business
Opportunity
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
334
Businesses Nearby
67k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 54%
Shops & Services 45%
Home Improvements & Furnishings 1%
McDonald's
Dining
21,214 visits/mo
0.5 miles
Dunkin' Donuts
Dining
11,180 visits/mo
0.1 miles
Dollar Tree
Shops & Services
10,655 visits/mo
0.4 miles
Dollar General
Shops & Services
8,659 visits/mo
0.2 miles
Advance Auto Parts
Shops & Services
4,671 visits/mo
0.4 miles
Demographics for 12803, NY
8,990
Population
3,819
Households
2.4
Avg Household Size
43
Median Age
29%
College-Educated
92%
High-School Grad
6.1 sq mi
ZIP Area
1,474
Density / Sq Mi
$80,913
Median Household Income
$42,782
Median Earnings
$1,194
Median Rent
$222,600
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in Northeast region
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - Restaurant property with a fully equipped kitchen, on-site parking, and strong frontage for everyday neighborhood visibility.
Where is this conventional restaurant located?
The property is located at 75 Saratoga Ave South Glens Falls, NY.
What is the asking price?
The asking price for this property is $699,000.
What are key features of this property?
This property features: Restaurant and ice cream business property on high‑traffic Saratoga Avenue in South Glens Falls; 1,640 sq. ft. interior plus 400 sq. ft. warehouse/storage area, on a 0.37‑acre lot; Fully equipped commercial kitchen updated within the last 15 years
