Entity Owned
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For Sale
Contact for pricing
2457 Main St, Lake Placid, NY 12946
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Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1990
Total area
9,987 SF
Lot
0.1 ac (4,356 SF)
Zoning code
05 - COMMERCIAL
APN
154001 42.159-1-16.000
UPID
US63-3293138
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Bar & Pub
-
Hardware & Home Improvement Kitchen & Bath Showroom
-
Arcade & Gaming Center (Bike/Boat/Book/etc) Store
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$605k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$480k
Owner & transaction history
since 2023
Last sale
$477,357
2 recorded transactions
Zoning & alternative use
05 - COMMERCIAL · Lake Placid, NY
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Sensitivity value band
Source audit · 6 inputs
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Summary
1
Valuation conclusion
Included free
Estimated market value
$480k
Value range
$432k – $528k
±10% around blend
Estimated value / SF
$48 / SF
Confidence
Property data
100
Market benchmarks
100
Comparable evidence
60
$432k
blend $480k
$528k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
9,987 SF
Lot area
0.1 ac
Year built
1990
Stories
3
APN
154001 42.159-1-16.000
Zoning
05 - COMMERCIAL
Assessed value
$1,782,000
Annual tax
$38,522
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Too few qualifying comparables for a sales-approach estimation.
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$480k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 20 sales
$204
-76%
Submarket 20 sales
$204
-76%
County 87 sales
$87
-45%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $48/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$477k
Move the market yield to see immediate price impact.
Value / SF
$48
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$30k
$601k
$430k
$334k
$33k
$668k
$477k
$371k
$37k
$735k
$525k
$408k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Tax year 2020Property tax & assessments
Tax year 2020
Tax billed
$38,522
Tax year 2020
Assessed value
$1,782,000
Assessed 2023
Previous assessed
$2,246,000
-20.7% YoY
Effective rate
2.16%
On assessed value
Assessed land
$429,100
Assessed improvement
$1,352,900
Land market value
$429,100
Improvement market value
$1,352,900
Total market value
$1,782,000
Applied tax rate
154,002.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
For Sale
Year built
1990
Heating
NONE
Buildings
1
Stories
3
Total area
9,987 SF
Lot
0.1 ac (4,356 SF)
Zoning code
05 - COMMERCIAL
APN
154001 42.159-1-16.000
UPID
US63-3293138
Jurisdiction
ESSEX
Zoning & alternative use
05 - COMMERCIAL · Lake Placid, NYZoning 05 - COMMERCIAL · permitted uses
05 - COMMERCIAL · Lake Placid, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
1990
Heating
NONE
Stories
3
Buildings
1
Lot
0.1 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
05 - COMMERCIAL
Jurisdiction
Lake Placid, NY
Recorded code
05 - COMMERCIAL
Ownership Intelligence
Find the owner behind the property.
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What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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