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Property profile & analytics
OFF-MARKET
Estimated value
$880,000
Medical Office Space
318 Ruhle S Rd, Ballston Lake, NY 12019-1030
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US63-2639600
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL CLINIC
Year built
1991
Total area
5,616 SF
Lot
2.42 ac (105,415 SF)
Zoning code
C5
APN
414089 250.-1-67
UPID
US63-2639600
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
-
Malta Peds Physician
-
Malta Peds: Massonne Mary Medical Clinic
-
Dr. Gayle Buckley, MD Pediatrician Medical Clinic
-
Round Lake Remodeling General Contractor
-
Christine Lange Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$920k
CAP Approach
CAP
$1.20M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$880k
Owner & transaction history
Ruhle Realty LLC · 3 yrs held
Ruhle Realty LLC
since 2022
Last sale
$699,000
3 recorded transactions
Zoning & alternative use
C5 · Ballston Lake, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$630,000
+66.4%
Auto repair, garage
$610,000
+60.6%
Commercial (general)
$580,000
+53.0%
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 Ballston Lake submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Ballston 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
$890,000
ML approach
$920,000
CAP Approach
CAP Return
Estimation
6%
$1,295,000
6.5%
$1,195,000
7%
$1,110,000
Alternative Use
Use
Estimation
RESTAURANT
$630,000
Change: +66% · Conversion: Difficult
AUTO REPAIR, GARAGE
$610,000
Change: +61% · Conversion: Difficult
COMMERCIAL (GENERAL)
$580,000
Change: +53% · Conversion: Easy
Blend value · Realmo final
$880k
Range $792k – $968k · ±10% · vs last sale $699k (Jul 22 2022)
Last sale anchor
$699k
Jul 22 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
$157 / 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
$715,000
Assessed 2023
Previous assessed
$680,000
+5.1% YoY
Assessed land
$125,500
Assessed improvement
$589,500
Land market value
$125,500
Improvement market value
$589,500
Total market value
$715,000
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
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
Medical Office Space
Use group
MEDICAL CLINIC
Status
Off-Market
Year built
1991
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
2
Total area
5,616 SF
Lot
2.42 ac (105,415 SF)
Zoning code
C5
APN
414089 250.-1-67
UPID
US63-2639600
Jurisdiction
SARATOGA
Zoning & alternative use
C5 · Ballston Lake, NY
Zoning C5 · permitted uses
C5 · Ballston Lake, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Ballston Lake. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$630,000
AUTO REPAIR, GARAGE
Est. value
$610,000
COMMERCIAL (GENERAL)
Est. value
$580,000
RESTAURANT
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
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
1991
Heating
NONE
Cooling
Yes
Stories
2
Buildings
1
Lot
2.42 ac
Current owner
From public records · entity-resolved
Ruhle Realty LLC
Entity
Mailing address
6 ANDREW AVE, ROUND LAKE, NY 12151-7713
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 22, 2022
$699,000
Ruhle Realty LLC
Buckley Mountain LLC
Warranty Deed
—
Nov 1, 2016
—
Buckley Mountain LLC
—
Deed
related
$200,000 · Adirondack Trust Co
—
—
Buckley Mountain LLC
—
Deed Of Trust
related
$200,000 · Adirondack Trust Co
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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