Four-Level Mixed-Use
For Sale
$4,250,000
79 Henry Street, Saratoga Springs, NY 12866
Commercial Sale, Saratoga Springs, NY
Property Size16,023 SF
Lot Size0.20 Acres
Price / SF$265.24
Days on Market173
Property Features for 79 Henry Street
General Information
Property type
Commercial Sale
Property subtype
Other
Property condition
Under Construction
Zoning
Commercial
Bathrooms
4
Full bathrooms
4
Rooms
Bathroom 1, Bathroom 2, Bathroom 4, Bathroom 3
Parking
3
Parking features
Off Street
Security features
Security System
Patio and Porch features
Deck
Interior features
Ceramic Tile Bath, Elevator
Basement
Partial, Finished
Accessibility
Accessible Elevator Installed, Accessible Approach with Ramp
High school
Saratoga Springs
Elementary school district
Saratoga Springs
Middle school district
Saratoga Springs
High school district
Saratoga Springs
Directions
from Broadway take Caroline Street, left on Henry, property on your left.
Standard status
Active
APN
411501 165.60-1-74.1
Size
16,023 SF
Lot size
0.20 Acres
Taxes and HOA fees
Tax Annual Amount
14281
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas, Forced Air
Cooling system
Central Air
Water source
Public
Amenities
glass surround
porches
large picture windows
Building Details
Year built
2021
Floors in Building
3
Flooring type
Tile, Concrete, Carpet
Building materials
Metal Siding, Steel Beam, Block, Drywall
Roof type
Shingle, Asphalt, Rubber
Architectural style
Other
Listing Agency:
Roohan Realty
(518) 587-4500
Listed By:
Dan Roohan · License #10301221364
(518) 527-7895
Added: Mar 30
Changed: Sep 12
Last Checked: Sep 18 at 4:06PM
MLS# 202614127
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.
Located at 79 Henry Street in Saratoga Springs, this 16,023-square-foot mixed-use building occupies 0.2 acres and was built in 2021. The four-level layout includes a street-facing entrance with glass surround, upper-level porches, a mezzanine, and large picture windows. Interior finishes include tile, concrete, and carpet, with four bathrooms and an elevator.
The property has off-street parking, a deck, and accessible entry features that include a ramp and accessible elevator. Construction incorporates metal siding, steel beam, block, and drywall. Building systems include natural gas forced-air heating, central air conditioning, public water, and public sewer. The property is currently under construction, allowing the interior configuration and finishes to be completed for the intended commercial use.
The property has off-street parking, a deck, and accessible entry features that include a ramp and accessible elevator. Construction incorporates metal siding, steel beam, block, and drywall. Building systems include natural gas forced-air heating, central air conditioning, public water, and public sewer. The property is currently under construction, allowing the interior configuration and finishes to be completed for the intended commercial use.
Key Highlights
- 16,023 SF mixed‑use building on 0.2 acres
- Four‑level layout with street‑level glass entrance, porches, mezzanine, and picture windows
- Built in 2021; currently under construction
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
$194,679
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
4.58%
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%
$3,893,580
$3.9M
Cap Rate 7%
$2,781,129
$2.8M
Cap Rate 9%
$2,163,100
$2.2M
Market Conditions
NOI Build-Up for 16,023 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
$346.1K $21.60/SF
− Vacancy
−$34.6K −$2.16/SF
EGI
$311.5K $19.44/SF
− OpEx
−$116.8K −$7.29/SF
NOI
$194.7K $12.15/SF
Area
Saratoga County, NY
Vacancy
10.00%
Lease Rate
$21.60 /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%
$3,893,580
Cap Rate 7%
$2,781,129
Cap Rate 9%
$2,163,100
Alternative Uses
Best Use
Mixed Use
$2.78M
$2.43M – $3.24M
NOI $194,679 @ 7.0% cap · market cap 4.58%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$4.80M
$4.20M – $5.60M
NOI $335,714 @ 7.0% cap · market cap 7.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
2,583
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
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Four-level commercial building with elevator access, public utilities, and street-level glazing.
Where is this mixed-use property located?
The property is located at 79 Henry Street Saratoga Springs, NY.
What is the asking price?
The asking price for this property is $4,250,000.
What are key features of this property?
This property features: 16,023 SF mixed‑use building on 0.2 acres; Four‑level layout with street‑level glass entrance, porches, mezzanine, and picture windows; Built in 2021; currently under construction
