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Property profile & analytics
OFF-MARKET
Estimated value
$575,000
Investment properties
3242 Lk Shr Dr, Lake George, NY 12845-6511
Individually Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US63-6193593
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1970
Total area
3,814 SF
Lot
0.46 ac (20,038 SF)
Zoning code
05 - COMMERCIAL
APN
522289 238.16-1-9
UPID
US63-6193593
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
-
Bittersweet Wines & Liquors (Bike/Boat/Book/etc) Store Wine and Liquor Store
-
Helova Deli Food Market Restaurant
-
Ray’s Helova Deli Food Market Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$540k
CAP Approach
CAP
$730k
Comparable Approach
Comparable
$372k
Blend (final)
Blend
$575k
Owner & transaction history
Resort Equities Of The Adirondack · 6 yrs held
Resort Equities Of The Adirondack
since 2020
Last sale
$692,000
2 recorded transactions
Zoning & alternative use
05 - COMMERCIAL · Lake George, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$535,000
+14.5%
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 Lake George submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lake George 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
$545,000
ML approach
$540,000
CAP Approach
CAP Return
Estimation
6%
$790,000
6.5%
$730,000
7%
$675,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$465,000
Current use
OFFICE BUILDING
$535,000
Change: +14% · Conversion: Easy
Blend value · Realmo final
$575k
Range $518k – $633k · ±10% · vs last sale $692k (Jun 9 2020)
Last sale anchor
$692k
Jun 9 2020
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
$151 / 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 2021Property tax & assessments
Tax year 2021
Assessed value
$412,400
Assessed 2023
Previous assessed
$412,400
+0.0% YoY
Assessed land
$81,900
Assessed improvement
$330,500
Land market value
$97,500
Improvement market value
$393,452
Total market value
$490,952
Applied tax rate
522,201.0000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1970
Heating
NONE
Buildings
1
Stories
2
Total area
3,814 SF
Lot
0.46 ac (20,038 SF)
Zoning code
05 - COMMERCIAL
APN
522289 238.16-1-9
UPID
US63-6193593
Jurisdiction
WARREN
Zoning & alternative use
05 - COMMERCIAL · Lake George, NY
Zoning 05 - COMMERCIAL · permitted uses
05 - COMMERCIAL · Lake George, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lake George. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$465,000
OFFICE BUILDING
Est. value
$535,000
COMMERCIAL (GENERAL) Current
OFFICE BUILDING
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
1970
Heating
NONE
Stories
2
Buildings
1
Lot
0.46 ac
Current owner
From public records · entity-resolved
Resort Equities Of The Adirondack
Individual
Mailing address
39 HALADA DR, LAKE GEORGE, NY 12845-7420
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 9, 2020
$692,000
Resort Equities Of The Adirondack
Wayne Pelak
Warranty Deed
$450,000 · Wayne & Susan Pelak
Apr 11, 2005
$305,000
Wayne Pelak
Hanas,raymond J
Warranty 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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