Trust Owned 
For Sale
1 / 85
$750,000
36 Broadway, Saranac Lake, NY 12983
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Property summary
AI-generated overview
Mixed-use building in Downtown Saranac Lake on Broadway with riverfront views along the Saranac River. The property includes four street-level commercial storefronts and three residential apartments: one larger unit measuring 1,742 sq ft with 4 bedrooms and 3 bathrooms, plus two apartments of approximately 650 sq ft each. Several units include outdoor living and entertaining areas, including individual/shared outdoor space with a deck that has an outdoor bar and a covered balcony overlooking the river; the lower river-facing balcony provides seating associated with one of the commercial storefronts. An expansive basement includes garage parking or winter storage suitable for vehicles/boats and a workshop area. The building comprises 7,192 sq ft on a 0.11-acre lot.
Property profile
Verified
Property type
Other investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1923
Total area
7,192 SF
Lot
0.11 ac (4,792 SF)
Zoning code
05 - COMMERCIAL
APN
164601 447.69-7-22
UPID
US63-3104904
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
-
Restaurant
-
(Bike/Boat/Book/etc) Store
-
Restaurant
-
(Bike/Boat/Book/etc) Store
-
Food Market Grocery & Convenience Store
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$285k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$285k
Owner & transaction history
since 2006
1 recorded transaction
Zoning & alternative use
05 - COMMERCIAL · Saranac Lake, NY
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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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Sensitivity value band
Source audit · 6 inputs
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Summary
1
Valuation conclusion
Included free
Estimated market value
$285k
Value range
$257k – $314k
±10% around blend
Estimated value / SF
$40 / SF
Confidence
Property data
88
Market benchmarks
100
Comparable evidence
60
$257k
blend $285k
$314k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
7,192 SF
Lot area
0.11 ac
Year built
1923
Stories
2
APN
164601 447.69-7-22
Zoning
05 - COMMERCIAL
Assessed value
$258,000
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Too few qualifying comparables for a sales-approach estimation.
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$285k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 22 sales
$94
-58%
Submarket 22 sales
$94
-58%
County 77 sales
$66
-40%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $40/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
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.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$258k
Move the market yield to see immediate price impact.
Value / SF
$36
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
5.00%7.00%9.00%
$16k
$325k
$232k
$181k
$18k
$361k
$258k
$201k
$20k
$397k
$284k
$221k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Property tax & assessments
Assessed value
$258,000
Assessed 2023
Previous assessed
$258,000
+0.0% YoY
Assessed land
$14,500
Assessed improvement
$243,500
Land market value
$19,863
Improvement market value
$333,562
Total market value
$353,425
Applied tax rate
164,601.0000
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
Other investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
For Sale
Year built
1923
Heating
NONE
Buildings
1
Stories
2
Total area
7,192 SF
Lot
0.11 ac (4,792 SF)
Zoning code
05 - COMMERCIAL
APN
164601 447.69-7-22
UPID
US63-3104904
Jurisdiction
FRANKLIN
Zoning & alternative use
05 - COMMERCIAL · Saranac Lake, NYZoning 05 - COMMERCIAL · permitted uses
05 - COMMERCIAL · Saranac Lake, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
1923
Heating
NONE
Stories
2
Buildings
1
Lot
0.11 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
05 - COMMERCIAL
Jurisdiction
Saranac Lake, NY
Recorded code
05 - COMMERCIAL
Ownership Intelligence
Find the owner behind the property.
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What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
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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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