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Property profile & analytics
FOR SALE
Investment properties
78 Church St 108, Saratoga Springs, NY 12866
Individually Owned
Free & Clear
Property ID
US63-3298580
For Sale
1 / 4
$320,000
78 Church St,Unit 108, Saratoga Springs, NY 12866
View Listing →
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1930
Total area
9,332 SF
Lot
0.47 ac (20,473 SF)
Zoning code
C1
APN
411501 165.51-1-38
UPID
US63-3298580
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.87M
CAP Approach
CAP
$1.75M
Comparable Approach
Comparable
$1.95M
Blend (final)
Blend
$1.84M
Owner & transaction history
Scruggs David
Scruggs David
since 2026
7 recorded transactions
Zoning & alternative use
C1 · 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
$1,785,000
ML approach
$1,870,000
CAP Approach
CAP Return
Estimation
6%
$1,890,000
6.5%
$1,745,000
7%
$1,620,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,645,000
Current use
RESTAURANT
$2,495,000
Change: -6% · Conversion: Difficult
Blend value · Realmo final
$1.84M
Range $1.65M – $2.02M · ±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
$197 / 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
$558,500
Assessed 2023
Previous assessed
$558,500
+0.0% YoY
Assessed land
$196,300
Assessed improvement
$362,200
Land market value
$377,500
Improvement market value
$696,538
Total market value
$1,074,038
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
For Sale
Year built
1930
Heating
NONE
Buildings
1
Stories
1
Total area
9,332 SF
Lot
0.47 ac (20,473 SF)
Zoning code
C1
APN
411501 165.51-1-38
UPID
US63-3298580
Jurisdiction
SARATOGA
Zoning & alternative use
C1 · Saratoga Springs, NY
Zoning C1 · permitted uses
C1 · 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
COMMERCIAL (GENERAL) Current
Est. value
$2.6M
RESTAURANT
Est. value
$2.5M
COMMERCIAL (GENERAL) Current
RESTAURANT
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
1930
Heating
NONE
Stories
1
Buildings
1
Lot
0.47 ac
Current owner
From public records · entity-resolved
Scruggs David
Individual
Free & Clear · 0 yrs held
Mailing address
18 DIVISION ST STE #401, SARATOGA SPRINGS, NY 12866-3154
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 8, 2026
$1,263,500
Scruggs David
78 Church Street LLC
Deed
—
Mar 11, 2026
$1,820,000
Alden Re Holding LLC
78 Church Street LLC
Corporation Deed
$910,000 · Goldman Sachs Bank USA
Feb 24, 2026
$120,700
Maureen T Parker T
78 Church Street LLC
Corporation Deed
$965,600 · Arrow Bank NA
Feb 23, 2026
$1,875,000
Henry J Klersy Ret
78 Church Street LLC
Corporation Deed
—
Feb 10, 2026
—
Jane E Loftus
78 Church Street LLC
Corporation Deed
—
Feb 5, 2026
$1,903,000
Scott Brannon
78 Church Street LLC
Corporation Deed
—
Feb 4, 2026
$1,365,000
Joseph Paul Richardson
78 Church Street LLC
Corporation Deed
$665,000 · Adirondack Trust Company
Jan 9, 2026
$1,438,500
Susan L Johnson
78 Church Street LLC
Corporation Deed
$949,000 · Adirondack Trust Company
Jan 9, 2026
$1,510,000
Jane E Loftus
78 Church Street LLC
Corporation Deed
—
Feb 25, 2025
—
Paul Rousseau
Justine M Christie
Deed
—
Oct 13, 2022
$1,400,000
78 Church Street LLC
Torells Carpetland Corp
Warranty Deed
—
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.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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