High-Visibility Retail Site
For Sale
Contact for pricing
9 Troy Rd, East Greenbush, NY 12061
Prime retail location with high traffic and strong demographics.
Property Size2,700 SF
Price / SF$185.15
Days on Market146
Property Features for 9 Troy Rd
General Information
Standard status
Active
Size
2,700 SF
Class
C
Property subtype
Retail
Zoning
B-1
Building Details
Year Built
1985
Listing Agency:
Vanguard-Fine LLC
(518) 862-0861
Listed By:
Ben Feinman · License #2298690
Source:
Crexi
Added: Mar 24
Changed: Aug 8
Last Checked: Aug 14 at 8:56AM
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 Vanguard-Fine LLC
Investment Insights
Based on property information with market context.
This high-visibility retail site is located at a busy intersection, offering exceptional exposure and strong traffic. The location benefits from affluent surrounding demographics with high household incomes. It is suited for restaurant users seeking prominent signage and steady customer flow, banks and financial institutions looking for a strategic, high-income trade area, and retail operators who value visibility, accessibility, and strong consumer spending power. The building's flexible layout is well-positioned for a remodel or redevelopment, allowing customization to specific brand and operational needs. East Greenbush offers a thriving retail environment with a diverse mix of businesses and a strong consumer base. The area includes shopping centers such as the Columbia Turnpike Plaza and the Van Rensselaer Square. Nearby recreational attractions include the Pheasant Hollow Golf Course and the Hampton Manor Lake Park. The location provides excellent visibility and accessibility for retail businesses due to its proximity to major roads and highways, such as I-90 and US Route 4. The property size is 2700 square feet.
Key Highlights
- High‑visibility location at a busy intersection with strong traffic counts.
- Access to affluent surrounding demographics with high household incomes.
- Flexible layout suitable for remodel or redevelopment to fit specific needs.
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
$34,329
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
6.87%
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%
$686,580
$686.6K
Cap Rate 7%
$490,414
$490.4K
Cap Rate 9%
$381,433
$381.4K
Market Conditions
NOI Build-Up for 2,700 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
$51.2K $18.96/SF
− Vacancy
−$2.2K −$0.80/SF
EGI
$49.0K $18.16/SF
− OpEx
−$14.7K −$5.45/SF
NOI
$34.3K $12.71/SF
Area
Rensselaer County, NY
Vacancy
4.20%
Lease Rate
$18.96 /SF/Yr
Expense Ratio
30.00%
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%
$686,580
Cap Rate 7%
$490,414
Cap Rate 9%
$381,433
Alternative Uses
Best Use
Retail
$490.4K
$429.1K – $572.2K
NOI $34,329 @ 7.0% cap · market cap 6.87%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$675.0K
$590.6K – $787.5K
NOI $47,247 @ 7.0% cap · market cap 9.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
331
Businesses Nearby
96k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 38%
Groceries 33%
Shops & Services 22%
Electronics 2%
Hannaford
Groceries
31,224 visits/mo
0.4 miles
Starbucks
Dining
15,006 visits/mo
0.2 miles
Wendy's
Dining
14,126 visits/mo
0.3 miles
Dunkin' Donuts
Dining
7,619 visits/mo
0.3 miles
KeyBank
Shops & Services
2,906 visits/mo
0.4 miles
Demographics for 12061, NY
9,404
Population
4,144
Households
2.3
Avg Household Size
44
Median Age
54%
College-Educated
95%
High-School Grad
20.1 sq mi
ZIP Area
468
Density / Sq Mi
$117,083
Median Household Income
$71,176
Median Earnings
$1,741
Median Rent
$311,300
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Prime retail location with high traffic and strong demographics.
Where is this retail space located?
The property is located at 9 Troy Rd East Greenbush, NY.
What is the asking price?
The asking price for this property is $499,900.
What are key features of this property?
This property features: High‑visibility location at a busy intersection with strong traffic counts.; Access to affluent surrounding demographics with high household incomes.; Flexible layout suitable for remodel or redevelopment to fit specific needs.
