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    Property profile & analytics

    2296 Saranac Ave Lake Placid, NY 12946-3375

    • Office buildings
    • 4,012 SF
    • 0.48 lot acres
    OFF-MARKET
    Last Sale
    Aug 11, 2023
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    Property ID
    US63-3676030
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Briggs Law Firm LLP / Law Firm

    Property Details for 2296 Saranac Ave

    Year built
    1988
    Lot size
    0.48 lot acres
    Property size
    4,012 SF
    Zone code
    05 - COMMERCIAL
    Property type
    Office buildings
    APN
    154001 42.142-4-3.105
    APU
    1540014214243105

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Lake Placid
    County
    Essex
    State
    New York
    Longitude
    -73.9899
    Latitude
    44.2926

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2020
    $10,354
    $222,300
    $417,600
    $639,900
    -
    $222,300
    $417,600
    $639,900

    Comparable in this City

    • Value Estimation by Request
      3,476 SF

      2038 Saranac Ave, Unit 1-7

      OFFICE BUILDING • 3,476 SF
      2038 Saranac Ave, Lake Placid, NY 12946-1177
      View Details
    • Value Estimation
      $1,410,000
      29,790 SF

      37 Church St

      OFFICE BUILDING • 29,790 SF
      37 Church St, Lake Placid, NY 12946-1805
      View Details
    • Value Estimation by Request
      3,717 SF

      2284 Saranac Ave

      OFFICE BUILDING • 3,717 SF
      2284 Saranac Ave, Lake Placid, NY 12946-3558
      View Details
    • Value Estimation by Request
      1,236 SF

      30 Fawn Rdg Rd

      OFFICE BUILDING • 1,236 SF
      30 Fawn Rdg Rd, Lake Placid, NY 12946-1077
      View Details
    • Value Estimation by Request
      1,904 SF

      2218 Saranac Ave, Unit 1

      PROFESSIONAL BUILDING • 1,904 SF
      2218 Saranac Ave, Lake Placid, NY 12946-1184
      View Details
    • Value Estimation by Request
      2,827 SF

      2699 Main St

      OFFICE BUILDING • 2,827 SF
      2699 Main St, Lake Placid, NY 12946-4314
      View Details

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      Residential Lot in Lake Placid

      1.15-acre wooded building lot near Main St. and Mirror Lake.
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      25-acre parcel with Chubb River frontage and mountain views.
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    Similar Nearby for Lease

    • $4,900 /Mo
      2,090 SF

      Prime Commercial Space in Lake Placid

      Highly visible commercial space in downtown Lake Placid for lease.
      2375 Saranac Ave, Lake Placid, NY 12946
      View Details
    • Contact for pricing
      1,268 SF

      Retail and Office Space Available

      Mixed-use retail and office building anchored by Price Chopper and Kinney Drugs.
      1936 Saranac Ave, Lake Placid, NY 12946
      View Details
    • $6,900 /Mo
      1,800 SF

      Prime Commercial Space in Lake Placid

      Exceptional visibility in iconic Adirondack destination. Ideal for various businesses.
      2490 Main St, Lake Placid, NY 12946
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    2296 Saranac Ave
    Lake Placid, NY 12946-3375
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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