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Property profile & analytics
OFF-MARKET
Estimated value
$755,000
Assisted living facilities
131 Lawrence St Saratoga Springs, NY 12866-1346
Entity Owned
10-yr Hold
~
Est. High Equity
Property ID
US63-2698060
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1977
Total area
76,938 SF
Lot
10.53 ac (458,687 SF)
Zoning code
PUD
APN
411501 165.-3-22
UPID
US63-2698060
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
-
Wesley Outpatient Therapies Physician
-
Janet H. Guilfoyle, Physical Physician
-
Jackson Melissa K Physician
-
Mercado Katherine M Physician
-
Vanburen Tara A Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$755k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$755k
Owner & transaction history
Woodlawn Apartments INC · 10 yrs held
Woodlawn Apartments INC
since 2016
2 recorded transactions
Zoning & alternative use
PUD · Saratoga Springs, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
Plannedunitdevelopmentsare a special approval intended to encourage and allow more creative and flexibledevelopmentof land than is possible under district zoning regulations and should only be applied to further those applications that provide compensating amenities to the City
Zone name
Planned Unit Development
General category
PLANNED_DEVELOPMENT
Zone area
587.06 ac
Source
Realmo
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
by Request
ML approach
$755,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$755k
Range $680k – $831k · ±10%
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
$10 / 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
$18,656,700
Assessed 2023
Previous assessed
$18,656,700
+0.0% YoY
Assessed land
$1,939,400
Assessed improvement
$16,717,300
Land market value
$3,729,615
Improvement market value
$32,148,654
Total market value
$35,878,269
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1977
Heating
NONE
Cooling
CENTRAL
Buildings
4
Stories
5
Total area
76,938 SF
Lot
10.53 ac (458,687 SF)
Zoning code
PUD
APN
411501 165.-3-22
UPID
US63-2698060
Jurisdiction
SARATOGA
Zoning & alternative use
PUD · Saratoga Springs, NYZoning PUD · permitted uses
PUD · Saratoga Springs, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
Plannedunitdevelopmentsare a special approval intended to encourage and allow more creative and flexibledevelopmentof land than is possible under district zoning regulations and should only be applied to further those applications that provide compensating amenities to the City
Zone name
Planned Unit Development
General category
PLANNED_DEVELOPMENT
Zone area
587.06 ac
Source
Realmo
Building & site characteristics
From public records
Year built
1977
Heating
NONE
Cooling
Yes
Stories
5
Buildings
4
Lot
10.53 ac
Current owner
From public records · entity-resolved
Woodlawn Apartments INC
Entity
Mailing address
131 LAWRENCE ST, SARATOGA SPRINGS, NY 12866-1346
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 22, 2016
—
Woodlawn Apartments INC
—
Trustees Deed
related
$3,000,000 · Adirondack Trust Co
Jun 29, 2015
—
Wesley Health Care Center INC
—
Trustees Deed
related
$4,500,000 · Adirondack Trust Co
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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