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Property profile & analytics
FOR LEASE
Office buildings
112 Spring St, Saratoga Springs, NY 12866
Individually Owned
5-yr Hold
Free & Clear
Property ID
US63-1869248
For Lease
1 / 13
$2,200/Mo
112 Spring St, Saratoga Springs, NY 12866
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Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1962
Total area
13,640 SF
Lot
0.78 ac (33,977 SF)
Zoning code
UR4
APN
411501 165.68-2-55
UPID
US63-1869248
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Saratoga Plan Association / Organization
-
Whittemore Dowen & Ricciardelli LLP Accounting Firm
-
capital north raen Tutoring Service Child Welfare Organization
-
Behan Planning and Design Landscaping (Bike/Boat/Book/etc) Store
-
AND: Architecture & Design Architect
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.07M
Blend (final)
Blend
$1.72M
Owner & transaction history
Joseph E Brucehac · 5 yrs held
Joseph E Brucehac
since 2021
5 recorded transactions
Zoning & alternative use
UR4 · Saratoga Springs, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Saratoga Springs submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Saratoga Springs submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,715,000
Current use
AUTO REPAIR, GARAGE
$2,190,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$1.72M
Range $1.55M – $1.89M · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$126 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Property tax & assessments
Assessed value
$1,400,000
Assessed 2023
Previous assessed
$1,400,000
+0.0% YoY
Assessed land
$293,000
Assessed improvement
$1,107,000
Land market value
$563,462
Improvement market value
$2,128,846
Total market value
$2,692,308
Applied tax rate
411,500.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Status
For Lease
Year built
1962
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
2
Total area
13,640 SF
Lot
0.78 ac (33,977 SF)
Zoning code
UR4
APN
411501 165.68-2-55
UPID
US63-1869248
Jurisdiction
SARATOGA
Zoning & alternative use
UR4 · Saratoga Springs, NY
Zoning UR4 · permitted uses
UR4 · Saratoga Springs, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Saratoga Springs. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$2.7M
AUTO REPAIR, GARAGE
Est. value
$2.2M
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1962
Heating
NONE
Cooling
Yes
Stories
2
Buildings
1
Lot
0.78 ac
Current owner
From public records · entity-resolved
Joseph E Brucehac
Individual
Free & Clear · 5 yrs held
Mailing address
PO BOX 65, SARATOGA SPRINGS, NY 12866-0065
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 1, 2021
—
Joseph E Brucehac
Griffith D Evans
Deed
—
May 9, 2016
$2,000,000
112 Spring Street LLC
Linell Lands INC
Deed
—
Aug 24, 2004
$875,000
Linelllands INC
Enlarged City School
Warranty Deed
—
Aug 24, 2004
$126,000
Linelllands INC
Enlarged City School
Warranty Deed
—
—
—
Linell Lands INC
—
Deed Of Trust
related
$531,972 · Adirondack Trust Co
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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