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Property profile & analytics
OFF-MARKET
Estimated value
$635,000
Investment properties
18 Leland Ave Schroon Lake, NY 12870
Individually Owned
4-yr Hold
Free & Clear
Property ID
US63-3744129
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1917
Total area
3,413 SF
Lot
0.44 ac (19,166 SF)
Zoning code
02 - SINGLE RESIDENCE
APN
154600 147.54-2-26.100
UPID
US63-3744129
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
$655k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$479k
Blend (final)
Blend
$635k
Owner & transaction history
Richard H Fracis · 4 yrs held
Richard H Fracis
since 2022
Last sale
$640,000
3 recorded transactions
Zoning & alternative use
02 - SINGLE RESIDENCE · Schroon Lake, 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 Schroon Lake submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Schroon Lake 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
$615,000
ML approach
$655,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$635k
Range $572k – $699k · ±10% · vs last sale $640k (Jun 15 2022)
Last sale anchor
$640k
Jun 15 2022
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
$186 / 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 2020Property tax & assessments
Tax year 2020
Tax billed
$5,246
Tax year 2020
Assessed value
$565,700
Assessed 2023
Previous assessed
$487,700
+16.0% YoY
Effective rate
0.93%
On assessed value
Assessed land
$181,600
Assessed improvement
$384,100
Land market value
$181,600
Improvement market value
$384,100
Total market value
$565,700
Applied tax rate
154,601.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
1917
Heating
HOT WATER
Cooling
CENTRAL
Buildings
1
Stories
2
Bathrooms
6
Total area
3,413 SF
Lot
0.44 ac (19,166 SF)
Zoning code
02 - SINGLE RESIDENCE
APN
154600 147.54-2-26.100
UPID
US63-3744129
Jurisdiction
ESSEX
Zoning & alternative use
02 - SINGLE RESIDENCE · Schroon Lake, NY
Zoning 02 - SINGLE RESIDENCE · permitted uses
02 - SINGLE RESIDENCE · Schroon Lake, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Schroon Lake. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1917
Heating
HOT WATER
Cooling
Yes
Stories
2
Buildings
1
Bathrooms
6
Lot
0.44 ac
Current owner
From public records · entity-resolved
Richard H Fracis
Individual
Free & Clear · 4 yrs held
Mailing address
PO BOX 271, SCHROON LAKE, NY 12870-0271
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 15, 2022
$640,000
Richard H Fracis
Howard Warren E
Warranty Deed
—
Oct 20, 2015
$296,000
Howard Warren E
Maureen Mosley
Deed
—
Jun 11, 2010
$490,000
Maureen Mosley
Warren Howard
Deed
—
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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