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Property profile & analytics
OFF-MARKET
Estimated value
$835,000
Assisted living facilities
185 Old Military Rd, Lake Placid, NY 12946-1939
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US63-3253517
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1970
Total area
128,304 SF
Lot
7.61 ac (331,492 SF)
Zoning code
05 - COMMERCIAL
APN
154089 42.4-2-3.110
UPID
US63-3253517
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
-
Uihlein Living Center Nursing Home
-
Mercy Care For the Adirondacks Volunteer Organization Charitable Organization
-
Uihlein Mercy Center Nursing Home
-
Elderwood of Uihlein at Lake Placid Nursing Home
-
Robert Drinkwine Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$835k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$835k
Owner & transaction history
185 Old Military Road LLC
185 Old Military Road LLC
since 2025
1 recorded transaction
Zoning & alternative use
05 - COMMERCIAL · Lake Placid, 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 Lake Placid submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lake Placid 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
$835,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$835k
Range $752k – $919k · ±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
$7 / 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
$81,763
Tax year 2020
Assessed value
$6,240,000
Assessed 2023
Previous assessed
$6,240,000
+0.0% YoY
Effective rate
1.31%
On assessed value
Assessed land
$440,500
Assessed improvement
$5,799,500
Land market value
$440,500
Improvement market value
$5,799,500
Total market value
$6,240,000
Applied tax rate
154,002.0000
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
1970
Heating
NONE
Buildings
1
Stories
2
Total area
128,304 SF
Lot
7.61 ac (331,492 SF)
Zoning code
05 - COMMERCIAL
APN
154089 42.4-2-3.110
UPID
US63-3253517
Jurisdiction
ESSEX
Zoning & alternative use
05 - COMMERCIAL · Lake Placid, NY
Zoning 05 - COMMERCIAL · permitted uses
05 - COMMERCIAL · Lake Placid, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lake Placid. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1970
Heating
NONE
Stories
2
Buildings
1
Lot
7.61 ac
Current owner
From public records · entity-resolved
185 Old Military Road LLC
Entity
Mailing address
2233 STATE RTE 86, SARANAC LAKE, NY 12983-5644
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 12, 2025
—
185 Old Military Road LLC
—
Deed
related
$17,736,592 · Capital Funding
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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