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Property profile & analytics
OFF-MARKET
Estimated value
$2,125,000
Community centers
16 Ww Ave, Saratoga Springs, NY 12866-6192
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US63-2724285
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1978
Total area
11,200 SF
Lot
1.94 ac (84,506 SF)
Zoning code
C2A
APN
411589 165.10-1-1.21
UPID
US63-2724285
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
-
BEVS Saratoga (Bike/Boat/Book/etc) Store Bar & Pub
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.16M
CAP Approach
CAP
$2.68M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.13M
Owner & transaction history
16 West Ave Holdings LLC · 2 yrs held
16 West Ave Holdings LLC
since 2023
Last sale
$2.1M
7 recorded transactions
Zoning & alternative use
C2A · Saratoga Springs, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.3M
+334.2%
Restaurant
$1.3M
+331.5%
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 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
$2,135,000
ML approach
$2,160,000
CAP Approach
CAP Return
Estimation
6%
$2,895,000
6.5%
$2,675,000
7%
$2,485,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,315,000
Change: +334% · Conversion: Easy
RESTAURANT
$1,305,000
Change: +332% · Conversion: Difficult
Blend value · Realmo final
$2.13M
Range $1.91M – $2.34M · ±10% · vs last sale $2.10M (Nov 1 2023)
Last sale anchor
$2.10M
Nov 1 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
$190 / 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
$694,400
Assessed 2023
Previous assessed
$694,400
+0.0% YoY
Assessed land
$313,900
Assessed improvement
$380,500
Land market value
$603,654
Improvement market value
$731,731
Total market value
$1,335,385
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
1978
Heating
NONE
Buildings
1
Stories
1
Total area
11,200 SF
Lot
1.94 ac (84,506 SF)
Zoning code
C2A
APN
411589 165.10-1-1.21
UPID
US63-2724285
Jurisdiction
SARATOGA
Zoning & alternative use
C2A · Saratoga Springs, NY
Zoning C2A · permitted uses
C2A · 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.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$1.3M
RESTAURANT
Est. value
$1.3M
COMMERCIAL (GENERAL)
RESTAURANT
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
1978
Heating
NONE
Stories
1
Buildings
1
Lot
1.94 ac
Current owner
From public records · entity-resolved
16 West Ave Holdings LLC
Entity
Mailing address
4155 WALDEN AVE, LANCASTER, NY 14086-1512
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 1, 2023
$2,100,000
16 West Ave Holdings LLC
Eagle Assoc Niagara F INC
Deed
—
Nov 2, 2021
$2,210,000
Eagle Assoc Niagara F INC
M T Minogue INC
Deed
—
Aug 26, 2021
$725,000
Michael F Jennings
West Ave Dev Saratoga LLC
Deed
—
—
—
M T Minogue INC
—
Deed Of Trust
related
$740,000 · Adirondack Trust Co
—
—
M T Minogue INC
—
Deed Of Trust
related
$81,946 · Adirondack Trust Co
—
—
M T Minogue INC
—
Deed Of Trust
related
$140,000 · Adirondack Trust Co
—
—
M T Minogue INC
—
Deed Of Trust
related
$190,000 · 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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