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Property profile & analytics
OFF-MARKET
Estimated value
$4,015,000
Commercial real estate
2451 Rt 9n, Lake George, NY 12845
Entity Owned
10-yr Hold
Free & Clear
Property ID
US63-2861223
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1978
Total area
80,130 SF
Lot
9.03 ac (393,347 SF)
Zoning code
05 - COMMERCIAL
APN
522289 264.03-2-2
UPID
US63-2861223
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.57M
Blend (final)
Blend
$4.02M
Owner & transaction history
2451 Route 9n LLC · 10 yrs held
2451 Route 9n LLC
since 2015
4 recorded transactions
Zoning & alternative use
05 - COMMERCIAL · Lake George, 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 George submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lake George 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
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$4.02M
Range $3.61M – $4.42M · ±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
$50 / 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 2021Property tax & assessments
Tax year 2021
Assessed value
$652,300
Assessed 2023
Previous assessed
$652,300
+0.0% YoY
Assessed land
$602,300
Assessed improvement
$50,000
Land market value
$717,024
Improvement market value
$59,524
Total market value
$776,548
Applied tax rate
522,201.0000
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
1978
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
3
Total area
80,130 SF
Lot
9.03 ac (393,347 SF)
Zoning code
05 - COMMERCIAL
APN
522289 264.03-2-2
UPID
US63-2861223
Jurisdiction
WARREN
Zoning & alternative use
05 - COMMERCIAL · Lake George, NY
Zoning 05 - COMMERCIAL · permitted uses
05 - COMMERCIAL · Lake George, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lake George. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1978
Heating
NONE
Cooling
Yes
Stories
3
Buildings
1
Lot
9.03 ac
Current owner
From public records · entity-resolved
2451 Route 9n LLC
Entity
Free & Clear · 10 yrs held
Mailing address
27 SILVER CIR, QUEENSBURY, NY 12804-7893
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 14, 2015
$475,000
2451 Route 9n LLC
Td Bk NA
Grant Deed
—
Feb 22, 2013
—
Christine Boychuk
Mcm Resort Properties LLC
Grant Deed
related
—
Jul 11, 2005
$575,000
Mcm Resort Prop LLC
Boychuk,olga
Warranty Deed
related
—
Jul 11, 2005
$750,000
Mcm Resort Prop LLC
Boychuk,gene & Olga
Warranty Deed
related
—
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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