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Property profile & analytics
OFF-MARKET
Estimated value
$1,800,000
Office buildings
257 Ushers Rd, Round Lake, NY 12151
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US63-3577667
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2006
Total area
10,200 SF
Lot
1.78 ac (77,537 SF)
Zoning code
05 - COMMERCIAL
APN
412400 259.-2-33.22
UPID
US63-3577667
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
$1.80M
CAP Approach
CAP
$2.27M
Comparable Approach
Comparable
$1.12M
Blend (final)
Blend
$1.80M
Owner & transaction history
Milville Buildings LLC · 1 yrs held
Milville Buildings LLC
since 2024
Last sale
$1.8M
7 recorded transactions
Zoning & alternative use
05 - COMMERCIAL · Round Lake, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.7M
+34.2%
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 Round Lake submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Round 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
$1,800,000
ML approach
$1,800,000
CAP Approach
CAP Return
Estimation
6%
$2,455,000
6.5%
$2,265,000
7%
$2,100,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,030,000
Current use
RESTAURANT
$2,725,000
Change: +34% · Conversion: Moderate
COMMERCIAL (GENERAL)
$1,750,000
Change: -14% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,640,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$1.80M
Range $1.62M – $1.98M · ±10% · vs last sale $1.80M (Sep 12 2024)
Last sale anchor
$1.80M
Sep 12 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
$176 / 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
Property tax & assessments
Assessed value
$485,500
Assessed 2023
Previous assessed
$485,500
+0.0% YoY
Assessed land
$160,200
Assessed improvement
$325,300
Land market value
$410,769
Improvement market value
$834,103
Total market value
$1,244,872
Applied tax rate
412,402.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2006
Heating
NONE
Buildings
1
Stories
1
Total area
10,200 SF
Lot
1.78 ac (77,537 SF)
Zoning code
05 - COMMERCIAL
APN
412400 259.-2-33.22
UPID
US63-3577667
Jurisdiction
SARATOGA
Zoning & alternative use
05 - COMMERCIAL · Round Lake, NY
Zoning 05 - COMMERCIAL · permitted uses
05 - COMMERCIAL · Round Lake, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Round Lake. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$2.0M
RESTAURANT
Est. value
$2.7M
COMMERCIAL (GENERAL)
Est. value
$1.8M
AUTO REPAIR, GARAGE
Est. value
$1.6M
OFFICE BUILDING Current
RESTAURANT
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
2006
Heating
NONE
Stories
1
Buildings
1
Lot
1.78 ac
Current owner
From public records · entity-resolved
Milville Buildings LLC
Entity
Mailing address
556 BRUNSWICK RD STE #107, TROY, NY 12180-6902
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 12, 2024
$1,800,000
Milville Buildings LLC
257 Ushers Road INC
Warranty Deed
$1,400,000 · Bank Of Greene County
Feb 14, 2020
—
257 Ushers Road INC
—
Deed
related
$7,373 · Pioneer Bk
Jun 22, 2017
—
257 Ushers Road INC
—
Deed
related
$1,625,000 · Ballston Spa Nat'l Bk
Jun 20, 2017
—
Us Bk NA 2007-7 Tr
—
Grant Deed
related
$8,000,000 · Us Bk NA 2007-7 (ce)
May 18, 2007
—
257 Ushers Road Incorporated
259 Ushers Road Self Storage I
Quit Claim Deed
related
—
—
—
257 Ushers Road INC
—
Loan Modification
related
$668,000 · Pioneer Bk
—
—
257 Ushers Road INC
—
Deed Of Trust
related
$7,373 · Pioneer Bk
—
—
257 Ushers Road INC
—
Loan Modification
related
$1,625,000 · Ballston Spa Nat'l Bk
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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