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Property profile & analytics
OFF-MARKET
Estimated value
$1,225,000
Motels
439 Lk Flower Ave, Saranac Lake, NY 12983
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US63-2276515
Property profile
Verified
Property type
Motels
Use group
MOTEL
Year built
1959
Total area
3,680 SF
Lot
6.7 ac (291,852 SF)
Zoning code
03 - MULTI-FAMILY
APN
154003 32.263-2-2.000
UPID
US63-2276515
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
$1.23M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.02M
Blend (final)
Blend
$1.23M
Owner & transaction history
Lake Placid Prop 2 LLC · 3 yrs held
Lake Placid Prop 2 LLC
since 2022
Last sale
$1.2M
1 recorded transaction
Zoning & alternative use
03 - MULTI-FAMILY · Saranac Lake, 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 Saranac Lake submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Saranac 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
$1,200,000
ML approach
$1,225,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.23M
Range $1.10M – $1.35M · ±10% · vs last sale $1.24M (Dec 7 2022)
Last sale anchor
$1.24M
Dec 7 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
$333 / 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
$19,834
Tax year 2020
Assessed value
$1,213,100
Assessed 2023
Previous assessed
$766,000
+58.4% YoY
Effective rate
1.63%
On assessed value
Assessed land
$245,500
Assessed improvement
$967,600
Land market value
$245,500
Improvement market value
$967,600
Total market value
$1,213,100
Applied tax rate
164,601.0000
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
Motels
Use group
MOTEL
Status
Off-Market
Year built
1959
Heating
HOT WATER
Buildings
3
Stories
1
Bathrooms
2
Total area
3,680 SF
Lot
6.7 ac (291,852 SF)
Zoning code
03 - MULTI-FAMILY
APN
154003 32.263-2-2.000
UPID
US63-2276515
Jurisdiction
ESSEX
Zoning & alternative use
03 - MULTI-FAMILY · Saranac Lake, NY
Zoning 03 - MULTI-FAMILY · permitted uses
03 - MULTI-FAMILY · Saranac Lake, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Saranac Lake. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1959
Heating
HOT WATER
Stories
1
Buildings
3
Bathrooms
2
Lot
6.7 ac
Current owner
From public records · entity-resolved
Lake Placid Prop 2 LLC
Entity
Mailing address
445 LK FLOWER AVE, SARANAC LAKE, NY 12983-2463
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
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 7, 2022
$1,237,885
Lake Placid Prop 2 LLC
Sara-placid Inn&sui INC
Warranty Deed
$70,000 · Essex Cnty Industrial
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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