New search
Property profile & analytics
OFF-MARKET
Estimated value
$11,960,000
Hotels
250 Lk Flower Ave, Saranac Lake, NY 12983-2460
Entity Owned
1-yr Hold
Free & Clear
Property ID
US63-3285657
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
2019
Total area
68,292 SF
Lot
2.8 ac (121,968 SF)
Zoning code
07 - MIXED
APN
154003 32.230-1-1.000
UPID
US63-3285657
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 Waterfront Lodge, Trademark Collection by Wyndham Hotel & Motel Bed & Breakfast
-
Macys Hanover ma Clothing Store
-
Boathouse Saranac Lake Pub Restaurant
-
HK Waterfront Boat Rental Service Boat Tour Agency
-
Harvest - Saranac Lake Grocery & Convenience Store Food Market
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$11.96M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$9.39M
Blend (final)
Blend
$11.96M
Owner & transaction history
Branch Sl LLC · 1 yrs held
Branch Sl LLC
since 2024
Last sale
$12.0M
4 recorded transactions
Zoning & alternative use
07 - MIXED · 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
$11,960,000
ML approach
$11,960,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$11.96M
Range $10.76M – $13.16M · ±10% · vs last sale $11.96M (Aug 19 2024)
Last sale anchor
$11.96M
Aug 19 2024
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
$175 / 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
$53,132
Tax year 2020
Assessed value
$7,370,100
Assessed 2023
Previous assessed
$6,614,900
+11.4% YoY
Effective rate
0.72%
On assessed value
Assessed land
$755,200
Assessed improvement
$6,614,900
Land market value
$755,200
Improvement market value
$6,614,900
Total market value
$7,370,100
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
Hotels
Use group
HOTEL
Status
Off-Market
Year built
2019
Heating
NONE
Cooling
CENTRAL
Stories
4
Total area
68,292 SF
Lot
2.8 ac (121,968 SF)
Zoning code
07 - MIXED
APN
154003 32.230-1-1.000
UPID
US63-3285657
Jurisdiction
ESSEX
Zoning & alternative use
07 - MIXED · Saranac Lake, NY
Zoning 07 - MIXED · permitted uses
07 - MIXED · 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.
Building & site characteristics
From public records
Year built
2019
Heating
NONE
Cooling
Yes
Stories
4
Lot
2.8 ac
Current owner
From public records · entity-resolved
Branch Sl LLC
Entity
Free & Clear · 1 yrs held
Mailing address
250 LK FLOWER AVE, SARANAC LAKE, NY 12983-2460
Ownership since
2024
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
Aug 19, 2024
$11,960,000
Branch Sl LLC
Lake Flower Street LLC
Deed
—
Jun 12, 2024
—
Lake Flower Street LLC
Saranac Lk Rsrt Owner LLC
Deed
related
—
Sep 26, 2019
—
Saranac Lake Resort Owner
—
Deed
related
$13,000,000 · Champlain National Bank
Jun 27, 2018
—
Saranac Lake Resort Owner
Saranac Lake Resort Owner
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 250 Lk Flower Ave?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
