Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Residential Land in Saranac Lake Title is generated by Realmo AI

    190 Kiwassa Rd, Saranac Lake, NY 12983

    View on Map
    Claim this Listing
    Pending
    $110,000

    LAND - Saranac Lake, NY

    Lot size:
    1.61 Acres
    Added:
    Jul 8, 2025
    Days on Market:
    313
    Last Refresh:
    May 16 at 6:06 pm

    Property Features for 190 Kiwassa Rd

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    Residential
    Standard status
    Pending
    APN
    458.37-1-6
    Lot size
    1.61 Acres

    Taxes and HOA fees

    Tax Annual Amount
    717

    Utilities

    Utilities
    Cable Available
    Sewer type
    Public Sewer
    Water source
    Public

    We can help!

    Listing Contact
    Cheryl (Cherrie) Sayles
    Cheryl (Cherrie) Sayles

    Listing agent Cheryl (Cherrie) Sayles

    Listing office Say Real Estate 87 River Street, Saranac Lake, NY

    Listing date Jul 8, 2025

    MLS# 205165 Listing URL

    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.

    HighLights

    • 1.53 acre parcel, ready for your vision.
    • Access to public water for convenient utility connections.
    • Access to public sewer simplifies development.
    • Cable available for modern connectivity needs.
    • Electric available, streamlining the building process.
    • Short distance to Main St. and Riverside Park.

    Overview

    This is a 1.61-acre residential land parcel located in Saranac Lake, NY. The property is zoned for residential use and offers access to village water and sewer, cable, and electric. It is situated a short distance from Main Street and Riverside Park. The parcel size is 1.53 acres.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    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
    -74.1294165
    Latitude
    44.3195216

    Nearby Similar for Sale

    • $635,000
      3,126 SF

      Historic Mixed-Use Saranac Lake Property

      Landmark property with office space and apartments in prime location.
      30 Academy Street, Saranac Lake, NY 12983
      View Details
    • $695,000
      8,449 SF

      Mixed-Use Commercial Building in Saranac

      Prime mixed-use property in Saranac Lake's central business district.
      97 Main Street, Saranac Lake, NY 12983
      View Details
    • $1,200,000
      6,811 SF

      Multifamily Investment Opportunity Near Lake

      Nine-unit multifamily property with immediate cash flow and upside potential.
      9 River Street, Saranac Lake, NY 12983
      View Details
    • $349,900
      2,730 SF

      Saranac Lake Income-Producing Triplex

      Well-maintained triplex in Saranac Lake with strong rental income.
      39 Shepard Avenue, Saranac Lake, NY 12983
      View Details
    • $299,000

      Saranac Lake Development Opportunity

      0.8-acre commercial land with high visibility and water views.
      22 Colony Court, Saranac Lake, NY 12983
      View Details
    • $450,000
      7,562 SF

      Saranac Lake Mixed-Use Opportunity

      Versatile building in vibrant Adirondack community, ideal for redevelopment.
      15 Brandy Brook Avenue Saranac Lake, NY 12983
      View Details
    • $459,900
      3,687 SF

      Saranac Lake Multi-Unit Investment

      Two buildings, four units, generating income with upside potential.
      223+225 Neil Street, Saranac Lake, NY 12983
      View Details
    • $395,000

      Saranac Lake Land Opportunity

      9.95 acres with river access near downtown Saranac Lake.
      48-68 Ledge Lane, Saranac Lake, NY 12983
      View Details
    • $349,000

      Waterfront Land in Oseetah Woods

      6.33-acre waterfront parcel with access to Saranac Lake waterways.
      Oseetah Woods Road lot: 7, Saranac Lake, NY 12983
      View Details
    • $500,000
      4,680 SF

      Saranac Lake Mixed-Use Investment

      Downtown Saranac Lake mixed-use property with retail and apartments.
      27 Woodruff Street, Saranac Lake, NY 12983
      View Details
    • $1,999,000
      7,736 SF

      Adirondack Golf and Country Club

      Historic golf course with development potential in the Adirondacks.
      125 County Route 46, Saranac Lake, NY 12983
      View Details
    • $125,000

      Saranac Lake Building Lot

      Sunny, level 5+ acre lot near Adirondack attractions.
      00 Lands End Road, Saranac Lake, NY 12983
      View Details

    FAQs

    What type of property is this?
    Land - 1.61 acre residential land parcel near Main St. and Riverside Park.
    Where is this land located?
    The property is located at 190 Kiwassa Rd Saranac Lake, NY.
    What is the asking price?
    The asking price for this property is $110,000.
    What are key features of this property?
    This property features: 1.53 acre parcel, ready for your vision.; Access to public water for convenient utility connections.; Access to public sewer simplifies development.
    (518) 524-7070
    We can help!
    Listing Contact
    Cheryl (Cherrie) Sayles
    Cheryl (Cherrie) Sayles
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    190 Kiwassa Rd, Saranac Lake, NY 12983
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!