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Property profile & analytics
OFF-MARKET
Estimated value
$405,000
Investment properties
2942 State Rte 28 Old Forge, NY 13420-7865
Individually Owned
3-yr Hold
~
Est. High Equity
Property ID
US63-3085710
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
2000
Total area
2,795 SF
Lot
0.26 ac (11,326 SF)
Zoning code
CB
APN
215400 041.58-4-23
UPID
US63-3085710
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
$435k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$405k
Owner & transaction history
Elise Lagrange · 3 yrs held
Elise Lagrange
since 2022
Last sale
$424,000
5 recorded transactions
Zoning & alternative use
CB · Old Forge, 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 Old Forge submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Old Forge 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
$405,000
ML approach
$435,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$405k
Range $365k – $446k · ±10% · vs last sale $424k (Aug 25 2022)
Last sale anchor
$424k
Aug 25 2022
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
$145 / 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
$4,067
Tax year 2020
Assessed value
$292,400
Assessed 2023
Previous assessed
$292,400
+0.0% YoY
Effective rate
1.39%
On assessed value
Assessed land
$26,300
Assessed improvement
$266,100
Land market value
$36,681
Improvement market value
$371,129
Total market value
$407,810
Applied tax rate
215,401.0000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
2000
Heating
NONE
Buildings
1
Stories
2
Total area
2,795 SF
Lot
0.26 ac (11,326 SF)
Zoning code
CB
APN
215400 041.58-4-23
UPID
US63-3085710
Jurisdiction
HERKIMER
Zoning & alternative use
CB · Old Forge, NYZoning CB · permitted uses
CB · Old Forge, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
2000
Heating
NONE
Stories
2
Buildings
1
Lot
0.26 ac
Current owner
From public records · entity-resolved
Elise Lagrange
Individual
Mailing address
PO BOX 524, OLD FORGE, NY 13420-0524
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 25, 2022
$424,000
Elise Lagrange
Mcclary Properties INC
Warranty Deed
$224,000 · Mcclary Prop INC
Oct 27, 2016
$250,000
Mcclary Properties, INC.
Claim One, LLC
Deed
—
Feb 18, 2014
—
Claim One LLC
John Strachen
Quit Claim Deed
related
—
Aug 30, 2012
$122,000
John Strachen
Ny Reo Properties LLC
Deed
—
Mar 6, 2012
$140,000
Ny Reo Properties LLC
Bruce Lee
Deed
—
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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