Four-Level Commercial Office
For Sale
$4,250,000
79 Henry Street, Saratoga Springs, NY 12866
COMMERCIAL - Other - Saratoga Springs, NY
Property Size16,023 SF
Lot Size0.20 Acres
Price / SF$265.24
Days on Market144
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 3, Bathroom 4
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
Forced Air, Natural Gas
Cooling system
Central Air
Water source
Public
Building Details
Year built
2021
Floors in Building
3
Flooring type
Carpet, Concrete, Tile
Building materials
Metal Siding, Steel Beam, Block, Drywall
Roof type
Asphalt, Rubber, Shingle
Architectural style
Other
Listing Agency:
Roohan Realty
(518) 587-4500
Listed By:
Dan Roohan · License #10301221364
(518) 527-7895
Added: Mar 30
Changed: Aug 4
Last Checked: Aug 20 at 1:06PM
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.
This brand-new four-level commercial building is laid out for flexible interior finishing and can be adapted to a range of commercial uses. The street-level entrance includes a glass surround, and natural light is supported throughout the layout with large picture windows. Upper floors are described as featuring functional space with views that carry through to porches, a mezzanine level, and additional windowed areas.
The property is located at 79 Henry Street in Saratoga Springs, New York, and is zoned for commercial activity under UC zoning. With street-level presence and multiple levels of space, the building is positioned for end-user customization or an investor’s renovation and lease-up plan.
The property is located at 79 Henry Street in Saratoga Springs, New York, and is zoned for commercial activity under UC zoning. With street-level presence and multiple levels of space, the building is positioned for end-user customization or an investor’s renovation and lease-up plan.
Key Highlights
- Under construction commercial building completed in 2021 with 4 levels of usable space and UC zoning for multiple uses
- Street‑level glass‑surround entrance and large picture windows across upper floors
- Accessible features include ramped approach and an accessible elevator installed
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
$216,743
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
5.10%
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%
$4,334,860
$4.3M
Cap Rate 7%
$3,096,329
$3.1M
Cap Rate 9%
$2,408,256
$2.4M
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
−$57.1K −$3.56/SF
EGI
$289.0K $18.04/SF
− OpEx
−$72.2K −$4.51/SF
NOI
$216.7K $13.53/SF
Area
Saratoga County, NY
Vacancy
16.50%
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%
$4,334,860
Cap Rate 7%
$3,096,329
Cap Rate 9%
$2,408,256
Alternative Uses
Best Use
Office B
$3.10M
$2.71M – $3.61M
NOI $216,743 @ 7.0% cap · market cap 5.10%
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
Property Profile
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
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office building - Brand-new four-level commercial building with street-level glass entry and windows across multiple floors.
Where is this office building 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: Under construction commercial building completed in 2021 with 4 levels of usable space and UC zoning for multiple uses; Street‑level glass‑surround entrance and large picture windows across upper floors; Accessible features include ramped approach and an accessible elevator installed
