Mixed-Use Building with Private
For Sale
$3,300,000
92 Congress St, Saratoga Springs, NY 12866
Ground-floor tenants and an owner-occupied upper level create a mixed-use configuration with potential for a leaseback.
Property Size10,111 SF
Lot Size0.44 Acres
Price / SF$326.38
Days on Market12
Property Features for 92 Congress St
General Information
Standard status
Active
Size
10,111 SF
Total Parking Spaces
16
Lot size
0.44 Acres
Property subtype
Commercial
Zoning
T6
Occupancy
100%
Building Details
Buildings
1
Stories
2
Tenancy
Multi
Listing Agency:
Julie & Co. Realty LLC
Listed By:
Julie A. Bonacio · License #10491205671
(518) 701-5080
Source:
Searchhomesinlongisland
Added: Sep 28
Changed: Oct 7
Last Checked: Oct 7 at 1:58PM
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 Julie & Co. Realty LLC
Investment Insights
Based on property information with market context.
This mixed-use property sits on 0.44 acres and includes a private parking lot with 16 spaces. The first floor is leased to Fat Paulie's Deli and Make a Wish, both under long-term leases. The owner occupies 5,000 SF on the second floor and is open to a leaseback arrangement.
Located in downtown Saratoga Springs, the property is zoned T6. The zoning allows for varied uses, including multifamily redevelopment above the ground floor.
Located in downtown Saratoga Springs, the property is zoned T6. The zoning allows for varied uses, including multifamily redevelopment above the ground floor.
Key Highlights
- 0.44‑acre mixed‑use property in downtown Saratoga Springs
- T6 zoning allows varied uses, including multifamily redevelopment above the ground floor
- Private parking lot with 16 spaces
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$122,849
Cap Rate
3.72%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$2,456,980
$2.5M
Cap Rate 7%
$1,754,986
$1.8M
Cap Rate 9%
$1,364,989
$1.4M
Market Conditions
NOI Build-Up for 10,111 SF
Gross rent
$218.4K $21.60/SF
− Vacancy
−$21.8K −$2.16/SF
EGI
$196.6K $19.44/SF
− OpEx
−$73.7K −$7.29/SF
NOI
$122.8K $12.15/SF
Area
Saratoga County, NY
Vacancy
10.00%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
37.50%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap Rate 5%
$2,456,980
Cap Rate 7%
$1,754,986
Cap Rate 9%
$1,364,989
Alternative Uses
Best Use
Mixed Use
$1.75M
$1.54M – $2.05M
NOI $122,849 @ 7.0% cap · market cap 3.72%
Second Best
Retail
$1.74M
$1.53M – $2.03M
NOI $122,048 @ 7.0% cap · market cap 3.70%
Theoretical Best
Office A
$3.03M
$2.65M – $3.53M
NOI $211,846 @ 7.0% cap · market cap 6.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
2,793
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in Northeast region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Ground-floor tenants and an owner-occupied upper level create a mixed-use configuration with potential for a leaseback.
Where is this mixed-use property located?
The property is located at 92 Congress St Saratoga Springs, NY.
What is the asking price?
The asking price for this property is $3,300,000.
What are key features of this property?
This property features: 0.44‑acre mixed‑use property in downtown Saratoga Springs; T6 zoning allows varied uses, including multifamily redevelopment above the ground floor; Private parking lot with 16 spaces
