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    For Sale (19)

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    Adirondack Land with Mountain Views
    $229,000
    32.53 Acres

    Adirondack Land with Mountain Views

    Land with views ideal for building a dream home or retreat.

    Hardy Rd, Wilmington, NY 12997
    View details
    Adirondack Land with Mountain Views
    $199,000
    29.35 Acres

    Adirondack Land with Mountain Views

    29+ acre lot with views near Whiteface Mountain.

    Hardy Rd, Wilmington, NY 12997
    View details
    Restaurant and Bar on 10+ Acres
    $675,000
    1,344 SF

    Restaurant and Bar on 10+ Acres

    Restaurant and bar on 10.75 acres in Lake Clear, NY.

    6386 Ny-30, Lake Clear, NY 12945
    View details
    Lake Placid Hospitality Investment
    $1,700,000
    8,344 SF

    Lake Placid Hospitality Investment

    17-room motel with a 3-bedroom home in Lake Placid.

    5825 Cascade Rd, Lake Placid, NY 12946
    View details
    12 Acre Building Lot
    $174,900
    12.76 Acres

    12 Acre Building Lot

    12+ acre residential building lot with mountain views.

    571 Stickney Bridge Rd, Jay, NY 12941
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    Waterfront Land on Lake Placid
    $949,000
    5.50 Acres

    Waterfront Land on Lake Placid

    5.5 acre wooded waterfront lot with 360 feet of shoreline.

    12 George & Bliss Ln, Lake Placid, NY 12946
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    Lake Placid Building Lot
    $360,000
    8.39 Acres

    Lake Placid Building Lot

    8+ acre building lot near downtown Lake Placid, New York.

    Grouse Creek Way, Lake Placid, NY 12946
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    Tranquil Adirondack Land in Wilmington
    $99,000
    5.60 Acres

    Tranquil Adirondack Land in Wilmington

    5.6-acre lot with potential mountain views and river access.

    1 Lenny Preston Rd, Wilmington, NY 12997
    View details
    Ausable Acres Land with Views
    $118,000
    1.20 Acres

    Ausable Acres Land with Views

    1.2 acre lot with view potential near Whiteface Mountain.

    Hochsteig Ln, Jay, NY 12941
    View details
    Adirondack Land with Shoreline Access
    $249,000
    5.08 Acres

    Adirondack Land with Shoreline Access

    5-acre lot with 275 feet of shoreline on Twin Ponds.

    45 Twin Ponds Preserve, North Bangor, NY 12966
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    Adirondack Land with Pond Frontage
    $349,000
    5.26 Acres

    Adirondack Land with Pond Frontage

    5.26-acre lot with frontage on Twin Ponds Preserve, Malone, NY.

    48 Twin Ponds Preserve, Malone, NY 12953
    View details
    Land Near Adirondack Park
    $329,000
    5.20 Acres

    Land Near Adirondack Park

    4300-acre property bordering Adirondack Park with ponds and trails.

    20 Twin Ponds Preserve, Malone, NY 12953
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    Adirondack Land with Twin Ponds
    $49,000
    5.00 Acres

    Adirondack Land with Twin Ponds

    5-acre lot near Twin Ponds with lake access.

    33 Twin Ponds Preserve, Malone, NY 12976
    View details
    Saranac Lake Development Opportunity
    $299,000
    0.80 Acres

    Saranac Lake Development Opportunity

    0.8-acre commercial land with high visibility and water views.

    22 Colony Ct, Saranac Lake, NY 12983
    View details
    Plattsburgh Land for Dream Home
    Contact for pricing
    1.47 Acres

    Plattsburgh Land for Dream Home

    1.47-acre building lot, ideal for a dream home.

    125 Rockwell Rd, Plattsburgh, NY 12901
    View details
    Rolling Farmlands in Ausable River
    $325,000
    123.80 Acres

    Rolling Farmlands in Ausable River

    123+ acres in Ausable River Valley with mountain views.

    1138 Us-9, Keeseville, NY 12944
    View details
    Wilmington Land with Hiking Trails
    $129,000
    5.01 Acres

    Wilmington Land with Hiking Trails

    5-acre lot near Whiteface Ski Resort and Ausable River.

    7 Winding Pine Way, Wilmington, NY 12997
    View details
    Adirondack Land on Moose Hill
    $215,000
    7.50 Acres

    Adirondack Land on Moose Hill

    7.5-acre parcel in Keene, NY, perfect for a mountain retreat.

    Moose Hill Way, Keene, NY 12942
    View details
    Lake Placid Land For Sale
    $1,950,000

    Lake Placid Land For Sale

    Land available near Mill Hill in Lake Placid, NY.

    6110 Sentinel Rd, Lake Placid, NY 12946
    View details

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    Merrill L. Thomas, Inc.
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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
    Merrill L. Thomas, Inc.
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