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    313 Ushers Rd Ballston Lake, NY 12019

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    313 Ushers Rd Ballston Lake, NY 12019

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    • Office properties & Spaces
    • 71,106 SF
    Off-Market
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Training House Saratoga / Training Center / Vocational School
    • Northway Tile LLC / General Contractor / Renovation Specialist
    • J & R's Carpet Cleaning, Inc. / Carpet Cleaning Service / Upholstery Cleaning Service
    • Lincare / Home Health Care Service / Medical Equipment Supplier
    • Hydrogeologic Inc / Sustainability Organization / Volunteer Organization

    Property Details for 313 Ushers Rd

    Year built
    1972
    Property size
    71,106 SF
    Property type
    Office properties & Spaces
    Property subtype
    Medical Office Space

    Description

    This exceptional two-story, Class B office building, totaling 71,106 square feet, presents a unique investment opportunity in Saratoga County. Situated on a 7.37-acre lot, the property boasts 300 parking spaces and one drive-in bay, ensuring ample convenience for tenants and visitors. Built in 1972, the building features a 10-foot ceiling height and is zoned PDD. Currently, there are two available suites ranging from 7,470 to 8,096 square feet, ideal for a variety of office uses, including medical, traditional, and executive office spaces. The property is conveniently located right off Exit 10 of I-87, providing easy access for commuters. The building is professionally maintained and offers a comprehensive rental package. Rent includes taxes, snow plowing, landscaping, and heating/electricity for standard office use. The property is available for immediate occupancy. The APN is 412400 259.-2-68. This multi-tenant building offers a strong potential for return on investment, given its prime location, ample parking, and all-inclusive rental terms. The building's versatile layout and convenient amenities make it an attractive option for businesses seeking a well-maintained and easily accessible office space in a desirable location.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Get a detailed, property-specific estimation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Ballston Lake
    County
    Saratoga
    State
    New York
    Longitude
    -73.7914
    Latitude
    42.9025

    Comparable in this City

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    • Value Estimation by Request
      11,470 SF

      315 Ushers Rd

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      2,611 SF

      319 Ushers Rd

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      16,176 SF

      331 Ushers Rd

      Office Units • 16,176 SF
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    • Value Estimation
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      846-848 Rte 50

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    Similar Nearby for Lease

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      First Floor Office Suite

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    • $16 SF/Yr
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      Office Building in Ballston Lake

      Professionally managed office building with planned exterior and parking upgrades.
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    • Contact for pricing

      Modernized Office Space Available

      Prime office space for rent with all-inclusive rate.
      313 Ushers Rd, Ballston Lake, NY 12019
      View Details
    • $3,000 /Mo
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      Professional Office Space Available

      Well-maintained office space in a professionally managed building.
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      View Details
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    Ballston Lake, NY 12019
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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    313 Ushers Rd, Ballston Lake, NY, 12019

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