Riverfront Mixed-Use
For Sale
$598,800
84 Church Hill Road, Waterford, NY 12188
Commercial Sale, Waterford, NY
Property Size2,840 SF
Lot Size0.94 Acres
Price / SF$210.85
Days on Market52
Property Features for 84 Church Hill Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Mixed
Bathrooms
3
Full bathrooms
3
Rooms
Bathroom 3, Bathroom 1, Bathroom 2
Parking
15
Parking features
Open
Patio and Porch features
Deck
Interior features
High Speed Internet, Ceramic Tile Bath, Crown Molding
Exterior features
Lighting
Basement
Interior Entry, Full, Unfinished, Exterior Entry
Lot features
Sloped, Views, Landscaped
View
River
Elementary school
Shatekon
High school
Shenendehowa
Elementary school district
Shenendehowa
Middle school district
Shenendehowa
High school district
Shenendehowa
Directions
From Crescent Bridge - North on 9 to Right on Church Hill Rd.
Standard status
Active
APN
413800 285.1-1-21
Size
2,840 SF
Lot size
0.94 Acres
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas, Steam
Cooling system
Central Air
Water source
Public
Water front features
River Front
Water front
1
Building Details
Year built
1940
Floors in Building
2
Flooring type
Tile, Hardwood
Building materials
Block, Vinyl Siding
Roof type
Slate
Buildings
1
Listing Agency:
Coldwell Banker Prime Properties · Coldwell Banker Real Estate
(518) 427-9000
Listed By:
Terry Little · License #30LI0632126
(518) 858-2306
Added: Sep 14
Changed: Oct 27
Last Checked: Nov 4 at 5:06AM
MLS# 202626124
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.
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Investment Insights
Based on property information with market context.
Built in 1940, this 2,840-square-foot property occupies 0.94 acres along the riverfront. The building includes spacious interiors, hardwood and tile flooring, crown molding, three bathrooms, ceramic tile baths, and glass sunrooms on the first and second floors. A deck, slate roof, central air, steam heat, and public water and sewer support the existing improvements.
The property has served as church offices, meeting space, and a residence, and it is currently zoned Mixed. Its configuration supports office use with living quarters or a single-family residence. A two-car garage, circular driveway, and open parking provide on-site access, while the riverfront setting adds a distinctive backdrop for meetings, creative work, or residential use.
The property has served as church offices, meeting space, and a residence, and it is currently zoned Mixed. Its configuration supports office use with living quarters or a single-family residence. A two-car garage, circular driveway, and open parking provide on-site access, while the riverfront setting adds a distinctive backdrop for meetings, creative work, or residential use.
Key Highlights
- 2,840‑square‑foot building on 0.94 acres
- River Front setting with glass sunrooms overlooking the water
- Previously used for church offices, meeting spaces, and a pastor’s residence
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$38,417
Cap Rate
6.42%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$768,340
$768.3K
Cap Rate 7%
$548,814
$548.8K
Cap Rate 9%
$426,856
$426.9K
Market Conditions
NOI Build-Up for 2,840 SF
Gross rent
$61.3K $21.60/SF
− Vacancy
−$10.1K −$3.56/SF
EGI
$51.2K $18.04/SF
− OpEx
−$12.8K −$4.51/SF
NOI
$38.4K $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 Rate 5%
$768,340
Cap Rate 7%
$548,814
Cap Rate 9%
$426,856
Alternative Uses
Best Use
Office B
$548.8K
$480.2K – $640.3K
NOI $38,417 @ 7.0% cap · market cap 6.42%
Second Best
Mixed Use
$492.9K
$431.3K – $575.1K
NOI $34,506 @ 7.0% cap · market cap 5.76%
Theoretical Best
Office A
$850.1K
$743.8K – $991.7K
NOI $59,504 @ 7.0% cap · market cap 9.94%
Zoning and permitted uses should be independently verified with authorities.
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Current Use
Location Intelligence
Trade Area within ½ mile
101
Businesses Nearby
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Business Placement
Demographics for 12188, NY
11,035
Population
5,197
Households
2.1
Avg Household Size
43
Median Age
32%
College-Educated
94%
High-School Grad
13.0 sq mi
ZIP Area
849
Density / Sq Mi
$87,212
Median Household Income
$46,738
Median Earnings
$1,097
Median Rent
$278,100
Median Home Value
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Market
Vacancy Rate% for Office in Northeast region
Frequently Asked Questions
What type of property is this?
Mixed-use property - Historic building with office, residential, and client-meeting potential in a waterfront setting.
Where is this mixed-use property located?
The property is located at 84 Church Hill Road Waterford, NY.
What is the asking price?
The asking price for this property is $598,800.
What are key features of this property?
This property features: 2,840‑square‑foot building on 0.94 acres; River Front setting with glass sunrooms overlooking the water; Previously used for church offices, meeting spaces, and a pastor’s residence
