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Property profile & analytics
OFF-MARKET
Estimated value
$615,000
Skating rinks
213 Ampersand Ave, Saranac Lake, NY 12983
Entity Owned
4-yr Hold
Free & Clear
Property ID
US63-1617931
Property profile
Verified
Property type
Skating rinks
Use group
SKATING RINK, ICE SKATING, ROLLER SKATING
Year built
1970
Total area
26,400 SF
Lot
2.61 ac (113,692 SF)
Zoning code
05 - COMMERCIAL
APN
164601 446.67-2-1.100
UPID
US63-1617931
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
-
Saranac Lake Civic Center Theater & Performing Art Venue
-
Saranac Lake Peewee Hockey Sports Field & Court Gym & Fitness Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$615k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$615k
Owner & transaction history
Saranac Lk Civic Ctr INC · 4 yrs held
Saranac Lk Civic Ctr INC
since 2022
1 recorded transaction
Zoning & alternative use
05 - COMMERCIAL · Saranac 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 Saranac Lake submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Saranac 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
by Request
ML approach
$615,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$615,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$615k
Range $554k – $677k · ±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
$23 / 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
$1,501,800
Assessed 2023
Previous assessed
$1,501,800
+0.0% YoY
Assessed land
$50,800
Assessed improvement
$1,451,000
Land market value
$69,589
Improvement market value
$1,987,671
Total market value
$2,057,260
Applied tax rate
164,601.0000
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
Skating rinks
Use group
SKATING RINK, ICE SKATING, ROLLER SKATING
Status
Off-Market
Year built
1970
Heating
NONE
Cooling
CENTRAL
Buildings
2
Stories
1
Total area
26,400 SF
Lot
2.61 ac (113,692 SF)
Zoning code
05 - COMMERCIAL
APN
164601 446.67-2-1.100
UPID
US63-1617931
Jurisdiction
FRANKLIN
Zoning & alternative use
05 - COMMERCIAL · Saranac Lake, NY
Zoning 05 - COMMERCIAL · permitted uses
05 - COMMERCIAL · Saranac Lake, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Saranac Lake. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$615,000
NEIGHBORHOOD: SHOPPING CENTER
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
1970
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Lot
2.61 ac
Current owner
From public records · entity-resolved
Saranac Lk Civic Ctr INC
Entity
Free & Clear · 4 yrs held
Mailing address
PO BOX 1040, SARANAC LAKE, NY 12983-1040
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
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 18, 2022
—
Saranac Lk Civic Ctr INC
Saranac Lk Pee Wee Hockey
Warranty 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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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