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Property profile & analytics
OFF-MARKET
Estimated value
$5,435,000
Industrial properties
48 Barn Rd Lake Placid, NY 12946-1009
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US63-3802305
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
1969
Total area
33,889 SF
Lot
28.3 ac (1,232,748 SF)
Zoning code
02 - SINGLE RESIDENCE
APN
154089 42.10-1-1.100
UPID
US63-3802305
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
$5.47M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.44M
Owner & transaction history
Peaks Lake Placid LLC · 5 yrs held
Peaks Lake Placid LLC
since 2021
Last sale
$5.4M
3 recorded transactions
Zoning & alternative use
02 - SINGLE RESIDENCE · Lake Placid, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$3.5M
+101.0%
Auto repair, garage
$3.5M
+99.8%
Commercial (general)
$3.4M
+95.5%
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 Placid submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lake Placid 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
$5,520,000
ML approach
$5,470,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$3,535,000
Change: +101% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,515,000
Change: +100% · Conversion: Easy
COMMERCIAL (GENERAL)
$3,435,000
Change: +95% · Conversion: Difficult
RESTAURANT
$3,350,000
Change: +91% · Conversion: Difficult
Blend value · Realmo final
$5.44M
Range $4.89M – $5.98M · ±10% · vs last sale $5.38M (May 13 2021)
Last sale anchor
$5.38M
May 13 2021
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
$160 / 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
$40,620
Tax year 2020
Assessed value
$5,305,700
Assessed 2023
Previous assessed
$3,100,000
+71.2% YoY
Effective rate
0.77%
On assessed value
Assessed land
$1,857,900
Assessed improvement
$3,447,800
Land market value
$1,857,900
Improvement market value
$3,447,800
Total market value
$5,305,700
Applied tax rate
154,002.0000
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
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Status
Off-Market
Year built
1969
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
33,889 SF
Lot
28.3 ac (1,232,748 SF)
Zoning code
02 - SINGLE RESIDENCE
APN
154089 42.10-1-1.100
UPID
US63-3802305
Jurisdiction
ESSEX
Zoning & alternative use
02 - SINGLE RESIDENCE · Lake Placid, NY
Zoning 02 - SINGLE RESIDENCE · permitted uses
02 - SINGLE RESIDENCE · Lake Placid, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lake Placid. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING
Est. value
$3.5M
AUTO REPAIR, GARAGE
Est. value
$3.5M
COMMERCIAL (GENERAL)
Est. value
$3.4M
RESTAURANT
Est. value
$3.4M
OFFICE BUILDING
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
RESTAURANT
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
1969
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
28.3 ac
Current owner
From public records · entity-resolved
Peaks Lake Placid LLC
Entity
Mailing address
1936 SARANAC AVE STE #103, LAKE PLACID, NY 12946-1115
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 6, 2023
—
Peaks Lake Placid LLC
—
Deed
related
$150,000 · Champlain National Bank
May 13, 2021
$5,375,000
Peaks Lake Placid LLC
Peg Enterprises LLC
Deed
$3,000,000 · Champlain National Bank
Aug 16, 2007
$3,450,000
Peg Enterprises, LLC
Upstate USA, INC
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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