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    86 Main Street Saranac Lake, NY 12983

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    Claim this Listing
    Pending
    $1,275,000

    COMMERCIAL - Saranac Lake, NY

    Property size:
    14,652 SF
    Lot size:
    0.50 Acres
    Added:
    Aug 4, 2022
    Days on Market:
    1370
    Last Refresh:
    May 4 at 10:06 pm

    Property Features for 86 Main Street

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    Mixed
    Parking features
    Off Street
    Interior features
    Elevator
    Exterior features
    Lighting
    Basement
    Unfinished, Exterior Entry, Partially Finished
    Accessibility
    Accessible Elevator Installed
    Appliances
    Oil Water Heater
    Standard status
    Pending
    APN
    447.77-8-24
    Size
    14,652 SF
    Lot size
    0.50 Acres

    Taxes and HOA fees

    Tax Annual Amount
    14724

    Utilities

    Utilities
    Cable Available
    Heating system
    Forced Air, Oil
    Cooling system
    Central Air

    Building Details

    Year built
    1930
    Building materials
    Brick
    Roof type
    Rolled Hot Mop

    We can help!

    Listing Contact
    Diane Scholl

    Listing agent Diane Scholl

    Listing office Adirondack Premier Properties Berkshire Hathaway HomeService 2429 Main Street, Lake Placid, NY

    Listing date Aug 4, 2022

    MLS# 176965

    Copyright © 2026 Adirondack Champlain Valley MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Overview

    Saranac Lake Mixed-Use Building

    This four-level commercial building, constructed in 1930, is located in a prime location. The building includes a basement level and an existing elevator that is not currently in use. Each floor offers approximately 3600 square feet. The building was renovated in 1995-97 with high-end finishes. The street level is currently configured as medical offices. The second level has current plans for two apartments, one 1500 sq ft and the other 1000 sq ft, with architectural drawings, high loft ceilings, and floor-to-ceiling windows. The third level features a high-end, owner-occupied 1600 square foot loft apartment with one bedroom, views, and a gas fireplace, with the potential for another apartment on that level. The property is zoned for mixed use and sits on a 0.5-acre lot. A new owner could possibly apply for a Main Street Franklin County grant.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Surgical Eye Care, ... Medical Clinic Surgical Eye Care, ... Ophthalmologist Duncan Forbes Winter Ophthalmologist

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Auto Repair Shop Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Saranac Lake
    County
    Franklin
    State
    New York
    Longitude
    -74.13111
    Latitude
    44.326688

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    FAQs

    What type of property is this?
    Mixed-use property - Four-level commercial building with renovation potential in prime location.
    Where is this mixed-use property located?
    The property is located at 86 Main Street Saranac Lake, NY.
    What is the asking price?
    The asking price for this property is $1,275,000.
    What are key features of this property?
    This property features: Prime commercial location in Franklin County.; Four‑level building with approximately 3,600 sq ft per floor.; Existing elevator (currently unused).
    (518) 524-0422
    We can help!
    Listing Contact
    Diane Scholl
    Learn More
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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.

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