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Property profile & analytics
OFF-MARKET
Estimated value
$780,000
Investment properties
12 Ballston Ave Saratoga Springs, NY 12866-4428
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US63-5853919
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1962
Total area
2,538 SF
Lot
0.32 ac (13,939 SF)
Zoning code
C3
APN
411501 165.83-1-3
UPID
US63-5853919
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Starting Gate Bar & Grill Bar & Pub
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$775k
CAP Approach
CAP
$475k
Comparable Approach
Comparable
$509k
Blend (final)
Blend
$780k
Owner & transaction history
Collabdev 2 LLC · 1 yrs held
Collabdev 2 LLC
since 2025
Last sale
$830,000
6 recorded transactions
Zoning & alternative use
C3 · Saratoga Springs, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Saratoga Springs submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Saratoga Springs submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$695,000
ML approach
$775,000
CAP Approach
CAP Return
Estimation
6%
$515,000
6.5%
$475,000
7%
$440,000
Blend value · Realmo final
$780k
Range $702k – $858k · ±10% · vs last sale $830k (Jan 15 2025)
Last sale anchor
$830k
Jan 15 2025
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$307 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Property tax & assessments
Assessed value
$484,800
Assessed 2023
Previous assessed
$484,800
+0.0% YoY
Assessed land
$306,000
Assessed improvement
$178,800
Land market value
$588,462
Improvement market value
$343,846
Total market value
$932,308
Applied tax rate
411,500.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
1962
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
2,538 SF
Lot
0.32 ac (13,939 SF)
Zoning code
C3
APN
411501 165.83-1-3
UPID
US63-5853919
Jurisdiction
SARATOGA
Zoning & alternative use
C3 · Saratoga Springs, NY
Zoning C3 · permitted uses
C3 · Saratoga Springs, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Saratoga Springs. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1962
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
0.32 ac
Current owner
From public records · entity-resolved
Collabdev 2 LLC
Entity
Mailing address
215 BALLARD RD, GANSEVOORT, NY 12831-1596
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 15, 2025
$830,000
Collabdev 2 LLC
Saratoga Prime Prop LLC
Warranty Deed
$2,100,000 · Florence Bank
Mar 20, 2015
$300,000
Saratoga Prime Properties LLC
12 Ballston Avenue LLC
Warranty Deed
—
Oct 7, 2014
$23,100
City Of Saratoga Springs
12 Ballston Avenue LLC
Grant Deed
—
Feb 1, 2007
$500,000
Ballston Avenue Dev Ll
Porreca,gerald
Warranty Deed
—
—
—
12 Ballston Avenue LLC
—
Deed Of Trust
related
$3,725 · First Niagara Bank
—
—
12 Ballston Avenue LLC
—
Loan Modification
related
$326,000 · First Niagara Bank
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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