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Property profile & analytics
OFF-MARKET
Estimated value
$710,000
Investment properties
2208 Saranac Ave Lake Placid, NY 12946-1184
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US63-3928124
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1993
Total area
1,584 SF
Lot
0.5 ac (21,780 SF)
Zoning code
07 - MIXED
APN
154001 42.141-4-4.000
UPID
US63-3928124
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
-
Wilkins Agency Insurance Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$755k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$464k
Blend (final)
Blend
$710k
Owner & transaction history
Willow&wolf LLC · 5 yrs held
Willow&wolf LLC
since 2021
Last sale
$685,000
1 recorded transaction
Zoning & alternative use
07 - MIXED · 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
$720,000
ML approach
$755,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$710k
Range $639k – $781k · ±10% · vs last sale $685k (Jun 15 2021)
Last sale anchor
$685k
Jun 15 2021
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
$448 / 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
$9,842
Tax year 2020
Assessed value
$726,100
Assessed 2023
Previous assessed
$685,000
+6.0% YoY
Effective rate
1.36%
On assessed value
Assessed land
$472,500
Assessed improvement
$253,600
Land market value
$472,500
Improvement market value
$253,600
Total market value
$726,100
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1993
Heating
NONE
Buildings
3
Stories
2
Bathrooms
1
Total area
1,584 SF
Lot
0.5 ac (21,780 SF)
Zoning code
07 - MIXED
APN
154001 42.141-4-4.000
UPID
US63-3928124
Jurisdiction
ESSEX
Zoning & alternative use
07 - MIXED · Lake Placid, NY
Zoning 07 - MIXED · permitted uses
07 - MIXED · 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
1993
Heating
NONE
Stories
2
Buildings
3
Bathrooms
1
Lot
0.5 ac
Current owner
From public records · entity-resolved
Willow&wolf LLC
Entity
Mailing address
2208 SARANAC AVE, LAKE PLACID, NY 12946-1184
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2021
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
Jun 15, 2021
$690,000
Willow&wolf LLC
Charles E Damp
Warranty Deed
$590,000 · Charles Edward Damb 2nd
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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