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Property profile & analytics
OFF-MARKET
Estimated value
$910,000
Investment properties
47 Woodruff St 53 Saranac Lake, NY 12983-1715
Entity Owned
20-yr Hold
~
Est. High Equity
Property ID
US63-2917415
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1990
Total area
12,016 SF
Lot
0.67 ac (29,185 SF)
Zoning code
05 - COMMERCIAL
APN
164601 447.69-4-14.100
UPID
US63-2917415
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$950k
Blend (final)
Blend
$910k
Owner & transaction history
Saranac Lake Eye Care LLC · 20 yrs held
Saranac Lake Eye Care LLC
since 2006
6 recorded transactions
Zoning & alternative use
05 - COMMERCIAL · 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$910k
Range $819k – $1.00M · ±10%
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
$76 / 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
$540,000
Assessed 2023
Previous assessed
$540,000
+0.0% YoY
Assessed land
$36,800
Assessed improvement
$503,200
Land market value
$50,411
Improvement market value
$689,315
Total market value
$739,726
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
1990
Heating
NONE
Buildings
1
Stories
2
Total area
12,016 SF
Lot
0.67 ac (29,185 SF)
Zoning code
05 - COMMERCIAL
APN
164601 447.69-4-14.100
UPID
US63-2917415
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
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1990
Heating
NONE
Stories
2
Buildings
1
Lot
0.67 ac
Current owner
From public records · entity-resolved
Saranac Lake Eye Care LLC
Entity
Mailing address
450 MARGARET ST, PLATTSBURGH, NY 12901-1755
Ownership since
2006
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 9, 2021
—
Saranac Lk Eye Care LLC
—
Deed
related
$567,000 · Glen Falls National Bank & Trust Co
Jun 12, 2017
—
450 Margaret Street Properties
—
Deed
related
$1,600,000 · Glens Falls Nat'l Bk & Tr Co
Oct 11, 2016
—
Saranac Lake Eye Care LLC
—
Deed
related
$700,000 · Kjell Dahlen
Apr 5, 2006
$375,000
Saranac Lake Eye Care LLC
River Edge Mall LLC
Warranty Deed
related
—
—
—
Saranac Lake Eye Care LLC
—
Deed Of Trust
related
$700,000 · Kjell Dahlen
—
—
450 Margaret Street Properties
—
Deed Of Trust
related
$1,600,000 · Glens Falls Nat'l Bk & Tr 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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