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    Property profile & analytics

    100 Main St Saranac Lake, NY 12983-1732

    • Hotels
    • 53,112 SF
    • 0.56 lot acres
    OFF-MARKET
    Value Estimations
    $3,290,000
    Show details
    Cap Rate Potential
    Location Intelligence
    Property ID
    US63-0114492
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Campfire Adirondack Grill + Bar / Restaurant
    • Academy & Main / Gift Shop
    • Hotel Saranac, Curio Collection by Hilton / Hotel
    • The Barbery Barber Shop (The One and Only) / Barber Shop
    • ChargePoint Charging Station / Electric Vehicle Charging Station

    Property Details for 100 Main St

    Year built
    1936
    Lot size
    0.56 lot acres
    Property size
    53,112 SF
    Zone code
    05 - COMMERCIAL
    Property type
    Hotels
    APN
    164601 447.77-6-1
    APU
    1646014477761

    Value Estimations

    based on Realmo’s proprietary methodology

    • Alternative Use

      Use
      Estimation
      HOTEL/MOTEL
      $3,670,000
      Current use
      AUTO REPAIR, GARAGE
      $5,220,000
      Change: +42% Conversion: Difficult
      RESTAURANT
      $4,895,000
      Change: +33% Conversion: Difficult
      COMMERCIAL (GENERAL)
      $4,560,000
      Change: +24% Conversion: Difficult
      OFFICE BUILDING
      $4,035,000
      Change: +10% Conversion: Difficult
      WAREHOUSE, STORAGE
      $3,415,000
      Change: -7% Conversion: Difficult

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Saranac Lake
    County
    Franklin
    State
    New York
    Longitude
    -74.1302
    Latitude
    44.3268
    CBSA code
    31660
    CBSA name
    MALONE, NY MICROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    0
    $0.00
    $33,700
    $3,966,300
    $4,000,000
    -
    $46,164
    $5,433,288
    $5,479,452

    Comparable in this City

    • Value Estimation
      $11,960,000
      68,292 SF

      250 Lk Flower Ave

      HOTEL • 68,292 SF
      250 Lk Flower Ave, Saranac Lake, NY 12983-2460
      View Details
    • Value Estimation
      $795,000
      17,350 SF

      81 Church St

      HOTEL • 17,350 SF
      81 Church St, Saranac Lake, NY 12983
      View Details
    • Value Estimation by Request
      5,970 SF

      4426 State Rte 30

      CAMPGROUND, RV PARK • 5,970 SF
      4426 State Rte 30, Saranac Lake, NY 12983-3049
      View Details
    • Value Estimation
      $1,225,000
      3,680 SF

      439 Lk Flower Ave

      MOTEL • 3,680 SF
      439 Lk Flower Ave, Saranac Lake, NY 12983
      View Details
    • Value Estimation by Request
      360 SF

      58 Cp Colby Rd, Unit 107

      CAMPGROUND, RV PARK • 360 SF
      58 Cp Colby Rd, Saranac Lake, NY 12983-5423
      View Details
    • Value Estimation by Request
      1,077 SF

      181 Riv St

      MOTEL • 1,077 SF
      181 Riv St, Saranac Lake, NY 12983
      View Details

    Similar Nearby for Sale

    • $3,000,000
      5,045 SF

      Four Season Destination with Expansion

      Thriving restaurant, bar, accommodations, campground, and train station development.
      43 Jct Rd, 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
    • $500,000
      0.50 Acres

      Saranac Lake Commercial Land Parcel

      High-traffic location, prime commercial land.
      587 Lake Flower Ave, Saranac Lake, NY 12983
      View Details
    • $69,000
      1.04 Acres

      Residential Land in Saranac Lake

      Desirable neighborhood lot near downtown, restaurants, parks, and hospital.
      Mt. Pisgah Park, Saranac Lake, NY 12983
      View Details
    • $1,795,000
      306.03 Acres

      Adirondack Land with Development Potential

      306-acre Adirondack Park land with subdivision and commercial potential.
      412 Nys Rte 86, Saranac Lake, NY 12983
      View Details
    • $75,000
      0.72 Acres

      Residential Land Near Saranac Lake

      Private lot with potential mountain views, close to amenities.
      Panorama Dr, Saranac Lake, NY 12983
      View Details

    Similar Nearby for Lease

    • Contact for pricing
      1,500 SF

      Freestanding QSR Drive-Thru Space

      1,500 SF drive-thru space for lease in Saranac Lake.
      600 Lake Flower Ave, Saranac Lake, NY 12983
      View Details
    • Contact for pricing
      68,225 SF

      Saranac Lake Drive-Thru Restaurant Space

      Freestanding 1,500 SF drive-thru space in Saranac Lake, NY.
      622 Lake Flower Ave, Saranac Lake, NY 12983
      View Details
    • $20 SF/Yr
      30,000 SF

      Retail/Office Space Near Hospital

      New retail or office space near Saranac Lake Hospital.
      258 Broadway, Saranac Lake, NY 12983
      View Details
    • Contact for pricing
      68,610 SF

      Lake Flower Ave Retail Center

      Saranac Lake retail space, multiple units available.
      622 Lake Flower Ave, Saranac Lake, NY 12983
      View Details
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    100 Main St
    Saranac Lake, NY 12983-1732
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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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