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Property profile & analytics
OFF-MARKET
Estimated value
$915,000
Turn key restaurants
3857 State Rte 9l, Lake George, NY 12845-5621
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US63-6251798
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1955
Total area
4,918 SF
Lot
1.99 ac (86,684 SF)
Zoning code
05 - COMMERCIAL
APN
522289 264.08-2-27
UPID
US63-6251798
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
$915k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$719k
Blend (final)
Blend
$915k
Owner & transaction history
Great Adirondack Mtn LLC · 2 yrs held
Great Adirondack Mtn LLC
since 2024
Last sale
$917,000
7 recorded transactions
Zoning & alternative use
05 - COMMERCIAL · Lake George, 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 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
$915,000
ML approach
$915,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$915k
Range $824k – $1.01M · ±10% · vs last sale $917k (May 15 2024)
Last sale anchor
$917k
May 15 2024
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
$186 / 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
$561,000
Assessed 2023
Previous assessed
$561,000
+0.0% YoY
Assessed land
$130,700
Assessed improvement
$430,300
Land market value
$155,595
Improvement market value
$512,262
Total market value
$667,857
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1955
Heating
NONE
Buildings
2
Stories
1
Total area
4,918 SF
Lot
1.99 ac (86,684 SF)
Zoning code
05 - COMMERCIAL
APN
522289 264.08-2-27
UPID
US63-6251798
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.
Building & site characteristics
From public records
Year built
1955
Heating
NONE
Stories
1
Buildings
2
Lot
1.99 ac
Current owner
From public records · entity-resolved
Great Adirondack Mtn LLC
Entity
Mailing address
11 SALLY K LN, CASTLETON ON HUDSON, NY 12033-9565
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 15, 2024
$917,000
Great Adirondack Mtn LLC
Catskill Outdoor Ent INC
Warranty Deed
$500,000 · Apex Cmrcl Cap Corp
Dec 20, 2018
—
Georges Lg Holdings LLC
—
Deed
related
$314,400 · Lg9l LLC
Jun 18, 2018
—
Georges Lg Holdingsllc
—
Deed
related
$204,400 · Lg9l LLC
Jun 9, 2016
—
Georges Lg Holdings LLC
—
Deed
related
$225,000 · Eagle Bk
Feb 23, 2016
—
Georges Lg Holdings LLC
Patrick,george
Quit Claim Deed
related
$800,000 · Adirondack Trust Co
May 10, 2013
$575,000
Georges Lg Hldgs LLC
G & J 1 LLC
Grant Deed
—
Feb 24, 2005
—
G & J 1 LLC
Patrick,george
Warranty Deed
—
—
—
Georges Lg Holdings LLC
—
Loan Modification
related
$314,400 · Lg9l LLC
—
—
Georges Lg Holdings
—
Deed Of Trust
related
$110,000 · Lg9l LLC
—
—
Georges Lg Holdings LLC
—
Deed Of Trust
related
$225,000 · Eagle Bk
—
—
Georges Lg Holdingsllc
—
Deed Of Trust
related
$204,400 · Lg9l LLC
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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