Two-Floor Office Building with Flex
For Sale
$549,900
8 Medical Arts Lane, Saratoga Springs, NY 12866
COMMERCIAL - Saratoga Springs, NY
Property Size1,550 SF
Lot Size0.18 Acres
Price / SF$354.77
Days on Market197
Property Features for 8 Medical Arts Lane
General Information
Property type
Commercial Sale
Property subtype
Other
Bathrooms
2
Half bathrooms
2
Rooms
Bathroom 1, Bathroom 2
Parking features
Driveway
Directions
Church St/9N to Left on Seward St. Left on Grey Lane, Right on Medical Arts Lane. Sign in window
Standard status
Active
Size
1,550 SF
Lot size
0.18 Acres
Taxes and HOA fees
Tax Annual Amount
10716
Utilities
Heating system
Forced Air
Water source
Public
Building Details
Year built
1980
Floors in Building
2
Flooring type
Carpet, Linoleum
Building materials
Vinyl Siding, Brick
Roof type
Asphalt
Listing Agency:
INGLENOOK REALTY INC
(518) 882-6236
Listed By:
Kathleen Gordon · License #31GO1064958
(518) 882-6236
Added: Feb 12
Changed: Aug 4
Last Checked: Aug 28 at 10:06AM
MLS# 11792018
Copyright © 2026 My State MLS. 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.
Two-floor office building at 8 Medical Arts Lane offering 1,550 square feet of flexible space on a 0.18-acre lot. The layout includes five private office spaces that can support uses such as exam rooms, classrooms, consultation suites, or collaborative work areas, along with an additional flex area for administration, retail displays, inventory storage, or creative workspace.
The partially finished basement includes a kitchenette and provides room for further expansion and additional operational space. The building is heated with forced air, features asphalt roofing, and is constructed with vinyl siding and brick. Public water service is available, and the property includes driveway parking.
The location is positioned directly across from Saratoga Hospital and provides visibility to approximately 15,000 vehicles per day along Route 9N, supporting professional, wellness, and service-oriented operations seeking consistent exposure.
The partially finished basement includes a kitchenette and provides room for further expansion and additional operational space. The building is heated with forced air, features asphalt roofing, and is constructed with vinyl siding and brick. Public water service is available, and the property includes driveway parking.
The location is positioned directly across from Saratoga Hospital and provides visibility to approximately 15,000 vehicles per day along Route 9N, supporting professional, wellness, and service-oriented operations seeking consistent exposure.
Key Highlights
- 1,550 SF, two‑floor office building on a 0.18‑acre lot
- Five private office spaces plus additional flex area
- Partially finished basement with kitchenette
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
Location Intelligence
Trade Area within ½ mile
2,522
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 units - Two-floor office building with five private offices, a flex area, and parking at 8 Medical Arts Lane.
Where is this office units 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: 1,550 SF, two‑floor office building on a 0.18‑acre lot; Five private office spaces plus additional flex area; Partially finished basement with kitchenette
