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Property profile & analytics
OFF-MARKET
Estimated value
$1,340,000
Investment properties
155 Canada St, Lake George, NY 12845-1525
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US63-5968080
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1987
Total area
8,226 SF
Lot
0.27 ac (11,761 SF)
Zoning code
05 - COMMERCIAL
APN
522201 251.18-3-40
UPID
US63-5968080
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.41M
CAP Approach
CAP
$1.57M
Comparable Approach
Comparable
$876k
Blend (final)
Blend
$1.34M
Owner & transaction history
Max & Brian LLC · 3 yrs held
Max & Brian LLC
since 2023
Last sale
$1.3M
4 recorded transactions
Zoning & alternative use
05 - COMMERCIAL · Lake George, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.5M
+50.1%
Office building
$1.2M
+14.5%
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 Lake George submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lake George 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
$1,480,000
ML approach
$1,405,000
CAP Approach
CAP Return
Estimation
6%
$1,705,000
6.5%
$1,570,000
7%
$1,460,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,005,000
Current use
RESTAURANT
$1,505,000
Change: +50% · Conversion: Difficult
OFFICE BUILDING
$1,150,000
Change: +14% · Conversion: Easy
Blend value · Realmo final
$1.34M
Range $1.21M – $1.47M · ±10% · vs last sale $1.25M (May 24 2023)
Last sale anchor
$1.25M
May 24 2023
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
$163 / 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
Tax year 2021Property tax & assessments
Tax year 2021
Assessed value
$970,000
Assessed 2023
Previous assessed
$970,000
+0.0% YoY
Assessed land
$213,600
Assessed improvement
$756,400
Land market value
$254,286
Improvement market value
$900,476
Total market value
$1,154,762
Applied tax rate
522,201.0000
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
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1987
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
8,226 SF
Lot
0.27 ac (11,761 SF)
Zoning code
05 - COMMERCIAL
APN
522201 251.18-3-40
UPID
US63-5968080
Jurisdiction
WARREN
Zoning & alternative use
05 - COMMERCIAL · Lake George, NY
Zoning 05 - COMMERCIAL · permitted uses
05 - COMMERCIAL · Lake George, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lake George. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.0M
RESTAURANT
Est. value
$1.5M
OFFICE BUILDING
Est. value
$1.2M
COMMERCIAL (GENERAL) Current
RESTAURANT
OFFICE BUILDING
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1987
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
0.27 ac
Current owner
From public records · entity-resolved
Max & Brian LLC
Entity
Mailing address
155 CANADA ST, LAKE GEORGE, NY 12845-1525
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 24, 2023
$1,250,000
Max & Brian LLC
M&m Parent Co LLC
Deed
—
Oct 30, 2017
—
M & M Parent Co LLC
—
Deed
related
$600,000 · Glens Falls Nat'l Bk & Tr Co
Sep 30, 2008
$900,000
M & M Parent Co LLC
Patenaude,eileen
Grant Deed
—
—
—
M & M Parent Co LLC
—
Deed Of Trust
related
$600,000 · Glens Falls Nat'l Bk & Tr 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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