Fully Leased Building with Private
92 Congress Street Saratoga Springs, NY 12866
For Sale
$3,300,000
COMMERCIAL - Other - Saratoga Springs, NY
Property Size10,111 SF
Lot Size0.44 Acres
Price / SF$326.38
Days on Market24
Property Features for 92 Congress Street
General Information
- Property type
- Commercial Sale
- Property subtype
- Office
- Zoning
- Commercial
- Bathrooms
- 5
- Rooms
- Bathroom 5, Bathroom 2, Bathroom 4, Bathroom 1, Bathroom 3
- Parking
- 16
- Parking features
- Off Street
- Standard status
- Active
- APN
- 411501 165.66-2-90
- Size
- 10,111 SF
- Lot size
- 0.44 Acres
Taxes and HOA fees
- Tax Annual Amount
- 16648
Utilities
- Sewer type
- Public Sewer
- Heating system
- Forced Air
- Cooling system
- Central Air
- Water source
- Public
Building Details
- Year built
- 2002
- Floors in Building
- 2
- Building materials
- Brick, Wood Siding
- Roof type
- Metal
- Architectural style
- Other
Listing Agency:
Julie & Co Realty LLC
(518) 350-7653
Listed By:
Amy Farchione-Sgromo · License #40SG0924936
(315) 863-2777
Added: Jul 1
Changed: Jul 24
Last Checked: Jul 24 at 10:06PM
MLS# 202620820
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.
Investment Insights
Based on property information with market context.
This fully leased building offers a total size of approximately 10,000 square feet on a 0.44-acre site, supported by private parking for 16 vehicles. The first floor is leased to Fat Paulie’s Deli and Make a Wish under long-term leases.
The second floor comprises approximately 5,000 square feet and is currently occupied by the owner. The owner is open to a leaseback arrangement, providing the new owner with immediate rental income alongside existing tenant occupancy.
Located in the heart of Downtown Saratoga Springs, the property is listed under T6 zoning, which the remarks indicate allows for diverse uses, including multifamily redevelopment above the ground floor. The current structure provides in-place income from the ground-floor tenants while leaving room to consider future redevelopment options consistent with the stated zoning.
The second floor comprises approximately 5,000 square feet and is currently occupied by the owner. The owner is open to a leaseback arrangement, providing the new owner with immediate rental income alongside existing tenant occupancy.
Located in the heart of Downtown Saratoga Springs, the property is listed under T6 zoning, which the remarks indicate allows for diverse uses, including multifamily redevelopment above the ground floor. The current structure provides in-place income from the ground-floor tenants while leaving room to consider future redevelopment options consistent with the stated zoning.
Key Highlights
- 10,000 SF building on 0.44 acres with 16‑space private parking lot
- Fully leased: 1st floor leased to Fat Paulie’s Deli and Make a Wish under long‑term leases
- 2nd floor includes 5,000 SF currently occupied by the owner; owner open to leaseback agreement
Financial Insights For Specialty Retail
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $218.4k | $21.60 |
| − Vacancy | −$9.2k | −$0.91 |
| EGI | $209.2k | $20.69 |
| − OpEx | −$52.3k | −$5.17 |
| NOI | $156.9k | $15.52 |
10,111 SF · lease $21.60/SF/yr · vacancy 4.20% · expense 25.00%
Alternative Uses
Best Use
Specialty Retail
$2.24M
$1.96M – $2.62M
NOI $156,919 @ 7.0% cap · market cap 4.76%
Second Best
Office B
$1.95M
$1.71M – $2.28M
NOI $136,771 @ 7.0% cap · market cap 4.14%
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 local authorities.
Property Analytics
Property Profile
Location Intelligence
Current Use by Public Records
Fat Paulie's Delicatessen
Restaurant
PrimeLending, A PlainsCapital Company
Loan Service
Becky Kendall
Loan Service
Make a Wish
Charitable Organization
Saratoga CoWorks
Coworking & Hybrid Office
FAQs
What type of property is this?
Coworking space - Fully leased 10,000-sf building with 16-space private parking lot and tenant-occupied first and second floors.
Where is this coworking space located?
The property is located at 92 Congress Street 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: 10,000 SF building on 0.44 acres with 16‑space private parking lot; Fully leased: 1st floor leased to Fat Paulie’s Deli and Make a Wish under long‑term leases; 2nd floor includes 5,000 SF currently occupied by the owner; owner open to leaseback agreement
