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    Lake Placid Commercial Opportunity Title is generated by Realmo AI

    1915 Saranac Avenue, Lake Placid, NY 12946

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    For Sale
    $950,000

    COMMERCIAL - Lake Placid, NY

    Property size:
    4,800 SF
    Lot size:
    0.46 Acres
    Price / SF:
    $197/SF
    Added:
    May 18, 2026
    Days on Market:
    8
    Last Refresh:
    May 25 at 6:06 pm

    Property Features for 1915 Saranac Avenue

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    Mixed
    Parking
    12
    Accessibility
    Accessible Approach with Ramp
    Appliances
    Washer/Dryer, Water Heater
    Standard status
    Active
    APN
    42.6-3-21.000
    Size
    4,800 SF
    Lot size
    0.46 Acres

    Taxes and HOA fees

    Tax Annual Amount
    4326

    Building Details

    Year built
    1993
    Floors in Building
    2

    We can help!

    Listing Contact
    Brenda Goulette

    Listing agent Brenda Goulette

    Listing office Engel & Volkers Lake Placid Real Estate 2297 Saranac Avenue, Lake Placid, NY

    Listing date May 18, 2026

    MLS# 207300

    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

    • Highly visible and easily accessible location ideal for retail, office, or investment.
    • Borders protected New York State ''Forever Wild'' land, ensuring privacy and natural beauty.
    • Flexible floor plan with generous space adaptable to various business needs.
    • Outstanding exposure and easy year‑round access.
    • Tremendous potential for customization and future growth.
    • Peaceful Adirondack setting offering a unique blend of commercial convenience and scenic character.

    Overview

    This commercial property is located in a highly visible and easily accessible location, offering potential for retail, office, professional, service-based, or investment use. The property features a flexible floor plan with generous space that can be tailored to a variety of business needs. It is suitable for entrepreneurs, investors, or expanding operations seeking a strategic location. The property borders protected New York State ''Forever Wild'' land along its western boundary, providing privacy and natural surroundings. The location offers commercial convenience and scenic character. The property has year-round access and potential for customization or future growth. The lot size is 0.46 acres. The property size is 4800 square feet. The property is located in Lake Placid, NY.
    Property Profile Location Intelligence

    Current Use by Public Records

    Personal Expressions Beauty Hair Salon Adirondack Electrology Hair Salon Mountain Bay Grooming ... Pet Grooming Service Dr. Malorie Farrell Alternative Medicine Practice

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Dental Office Spa & Massage Center Big Box & Wholesale Store Hair Salon Nail Salon Gym & Fitness Center

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

    Location Insight

    • Map
    • Local Demand
    City
    Lake Placid
    County
    Essex
    State
    New York
    Longitude
    -74.01492
    Latitude
    44.293739

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    FAQs

    What type of property is this?
    Commercial land - Versatile commercial property in Lake Placid with endless possibilities.
    Where is this commercial land located?
    The property is located at 1915 Saranac Avenue Lake Placid, NY.
    What is the asking price?
    The asking price for this property is $950,000.
    What are key features of this property?
    This property features: Highly visible and easily accessible location ideal for retail, office, or investment.; Borders protected New York State ''Forever Wild'' land, ensuring privacy and natural beauty.; Flexible floor plan with generous space adaptable to various business needs.
    (518) 637-1748
    We can help!
    Listing Contact
    Brenda Goulette
    Request Owner's contact information
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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
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