Two-Floor Medical Office
For Sale
$549,900
8 Medical Arts Lane, Saratoga Springs, NY 12866
Two-floor medical office with five private offices, flex space, and parking across from Saratoga Hospital on Route 9N.
Property Size1,550 SF
Price / SF$354.77
Days on Market242
Property Features for 8 Medical Arts Lane
General Information
Standard status
Active
Size
1,550 SF
Property subtype
Commercial
Additional Details
Traffic Count
15,000 vehicles/day
Office Units
5
Building Details
Year Built
1980
Stories
2
Listing Agency:
Inglenook Realty Inc
Listed By:
Kathleen M Gordon
(518) 639-4663
Source:
Signatureonerealtygroup
Added: Dec 25, 2025
Changed: Aug 23
Last Checked: Aug 23 at 8:47AM
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 Inglenook Realty Inc
Investment Insights
Based on property information with market context.
This two-floor medical office building at 8 Medical Arts Lane offers flexible space designed for professional and healthcare-related uses. The layout includes five private office spaces, each well-suited to operate as offices, exam rooms, consultation areas, or classrooms, depending on the tenant’s needs. In addition to the office configuration, there is a separate flex area that can support administrative operations, retail displays, inventory storage, or a creative workspace. A partially finished basement adds further utility, including a kitchenette and additional room for employee space or related operational functions.
The property is located directly across from Saratoga Hospital in a highly visible, heavily trafficked setting, with visibility to approximately 15,000 vehicles per day along Route 9N. The site also provides adequate on-site parking, supporting convenient access for employees, patients, clients, and visitors.
With its mix of private offices, flex space, and basement utility, this building can accommodate a range of service-oriented businesses. Medical practices, dental practices, wellness concepts, daycare services, and professional or educational operators may find the configuration practical for day-to-day operations, while the multiple levels provide room to organize client-facing areas and supporting functions.
The property is located directly across from Saratoga Hospital in a highly visible, heavily trafficked setting, with visibility to approximately 15,000 vehicles per day along Route 9N. The site also provides adequate on-site parking, supporting convenient access for employees, patients, clients, and visitors.
With its mix of private offices, flex space, and basement utility, this building can accommodate a range of service-oriented businesses. Medical practices, dental practices, wellness concepts, daycare services, and professional or educational operators may find the configuration practical for day-to-day operations, while the multiple levels provide room to organize client-facing areas and supporting functions.
Key Highlights
- Two‑floor commercial building with over 1,500 SF at 8 Medical Arts Lane in Saratoga Springs, NY
- Five private office spaces that can be used as exam rooms, consultation suites, classrooms, or workspaces
- Additional flex area for administrative use, retail displays, inventory storage, or workspace
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
$21,444
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
3.90%
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%
$428,880
$428.9K
Cap Rate 7%
$306,343
$306.3K
Cap Rate 9%
$238,267
$238.3K
Market Conditions
NOI Build-Up for 1,550 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
$39.1K $25.20/SF
− Vacancy
−$3.3K −$2.14/SF
EGI
$35.7K $23.06/SF
− OpEx
−$14.3K −$9.22/SF
NOI
$21.4K $13.83/SF
Area
Saratoga County, NY
Vacancy
8.50%
Lease Rate
$25.20 /SF/Yr
Expense Ratio
40.00%
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%
$428,880
Cap Rate 7%
$306,343
Cap Rate 9%
$238,267
Alternative Uses
Best Use
Healthcare Medical
$306.3K
$268.1K – $357.4K
NOI $21,444 @ 7.0% cap · market cap 3.90%
Second Best
Office B
$299.5K
$262.1K – $349.5K
NOI $20,967 @ 7.0% cap · market cap 3.81%
Theoretical Best
Office A
$463.9K
$406.0K – $541.3K
NOI $32,476 @ 7.0% cap · market cap 5.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
5
Office units
15,000 VPD
Traffic count
Location Intelligence
Trade Area within ½ mile
2,522
Businesses Nearby
Under-served
Demand for This Use
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
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Frequently Asked Questions
What type of property is this?
Medical Office Space - Two-floor medical office with five private offices, flex space, and parking across from Saratoga Hospital on Route 9N.
Where is this medical office space located?
The property is located at 8 Medical Arts Lane Saratoga Springs, NY.
What is the asking price?
The asking price for this property is $549,900.
What are key features of this property?
This property features: Two‑floor commercial building with over 1,500 SF at 8 Medical Arts Lane in Saratoga Springs, NY; Five private office spaces that can be used as exam rooms, consultation suites, classrooms, or workspaces; Additional flex area for administrative use, retail displays, inventory storage, or workspace
