Mixed-Use Property with River
New
For Sale
$598,800
84 Church Hill Road, Waterford, NY 12188
Residential/Mixed Use zoning accommodates office functions alongside living quarters.
Property Size2,840 SF
Price / SF$210.85
Days on Market5
Property Features for 84 Church Hill Road
General Information
Standard status
Active
Size
2,840 SF
Property subtype
Commercial
Building Details
Year Built
1940
Listing Agency:
Coldwell Banker Prime Properties
Listed By:
Terry Little
(518) 639-4663
Source:
Signatureonerealtygroup
Added: Sep 14
Changed: Sep 17
Last Checked: Sep 17 at 2:50AM
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 Coldwell Banker Prime Properties
Investment Insights
Based on property information with market context.
Built in 1940 as a church rectory, this 2,840-square-foot property has also served as church offices, meeting space, and a residence. Its current Residential/Mixed Use zoning allows the property to function as a single-family residence or an office with living quarters, subject to applicable requirements. Two glass sunrooms on the first and second floors overlook the river and provide distinctive spaces for meetings or client-facing use.
The property includes a two-car garage and circular driveway for on-site parking. Its established layout, river outlook, and history as a rectory, office, meeting venue, and residence create a flexible mixed-use setting with character and adaptable interior space.
The property includes a two-car garage and circular driveway for on-site parking. Its established layout, river outlook, and history as a rectory, office, meeting venue, and residence create a flexible mixed-use setting with character and adaptable interior space.
Key Highlights
- 2,840‑square‑foot mixed‑use property built in 1940
- Residential/Mixed Use zoning
- Configured for a residence or office with living quarters
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
$38,417
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
6.42%
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%
$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
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
$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 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%
$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.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
106
Businesses Nearby
Explore this area
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
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Residential/Mixed Use zoning accommodates office functions alongside living quarters.
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 mixed‑use property built in 1940; Residential/Mixed Use zoning; Configured for a residence or office with living quarters
