Entity Owned
No photos on file
For Sale
Contact for pricing
27 Round Lake Rd, Ballston Lake, NY 12019
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Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
2005
Total area
14,375 SF
Lot
7.96 ac (346,738 SF)
Zoning code
PDD
APN
414089 250.-1-38.1
UPID
US63-5274664
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
-
(Bike/Boat/Book/etc) Store
-
Pharmacy
-
Pharmacy
-
Pharmacy
-
Atm
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.37M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.91M
Blend (final)
Blend
$5.74M
Owner & transaction history
since 2022
Last sale
$4.5M
4 recorded transactions
Zoning & alternative use
PDD · Ballston Lake, NY
Top alternative use upside
Restaurant
$3.8M
+55.7%
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.
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Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 5 comparables with addresses
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$5.74M
Value range
$5.17M – $6.31M
±10% around blend
Estimated value / SF
$399 / SF
Confidence
High
5 county-verified comps
Property data
88
Market benchmarks
33
Comparable evidence
50
$5.17M
blend $5.74M
$6.31M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
14,375 SF
Lot area
7.96 ac
Year built
2005
Stories
1
APN
414089 250.-1-38.1
Zoning
PDD
Assessed value
$3,050,000
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$902k
Weighted, 5 comps · high confidence
Evidence
5 found · 5 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
10.6 mi away · 17,355 SF
10.9 mi away · 14,835 SF
11.2 mi away · 11,526 SF
15.2 mi away · 14,019 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$5.74M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 204 sales
$172
+133%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $399/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Restaurant
Gross theoretical uplift
+56%
vs current-use indication
8
Data & methodology
Included free
Building area
County record
Property tax
Not available
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.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 5 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
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Overview
Implied cap rate
3.00%
Implied, in-place cap rate for this investment properties
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 3.00%
9.0%
NOI (est.)
$315k *
Last sale · Nov 2022
$4.50M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$10.50M
Move the market yield to see immediate price impact.
Value / SF
$730
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
2.50%3.00%3.50%
$284k
$11.34M
$9.45M
$8.10M
$315k
$12.60M
$10.50M
$9.00M
$347k
$13.86M
$11.55M
$9.90M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
5 found
High confidence · county-verified
Closest comparable
$635k
10.5 mi · Feb 2026 · $49/SF
Property tax & assessments
Property tax & assessments
Assessed value
$3,050,000
Assessed 2023
Previous assessed
$2,900,000
+5.2% YoY
Assessed land
$1,791,000
Assessed improvement
$1,259,000
Land market value
$1,791,000
Improvement market value
$1,259,000
Total market value
$3,050,000
Applied tax rate
412,402.0000
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
STORE/OFFICE (MIXED USE)
Status
For Sale
Year built
2005
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
14,375 SF
Lot
7.96 ac (346,738 SF)
Zoning code
PDD
APN
414089 250.-1-38.1
UPID
US63-5274664
Jurisdiction
SARATOGA
Zoning & alternative use
PDD · Ballston Lake, NYZoning PDD · permitted uses
PDD · Ballston Lake, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
2005
Cooling
Yes
Stories
1
Buildings
1
Lot
7.96 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
PDD
Jurisdiction
Ballston Lake, NY
Recorded code
PDD
Ownership Intelligence
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Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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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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