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Property profile & analytics
OFF-MARKET
Turn key restaurants
4947 Lk Shr Dr, Bolton Landing, NY 12814
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US63-1953343
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1960
Total area
4,550 SF
Lot
0.17 ac (7,405 SF)
Zoning code
TOB
APN
522000 171.15-1-59
UPID
US63-1953343
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
Current use
Occupant on record · Public records
-
The Huddle Kitchen & Bar Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
4947 Lake Shore Dr LLC · 1 yrs held
4947 Lake Shore Dr LLC
since 2025
Last sale
$1.6M
3 recorded transactions
Zoning & alternative use
TOB · Bolton Landing, 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 Bolton Landing submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Bolton Landing 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$410,000
Assessed 2023
Previous assessed
$410,000
+0.0% YoY
Assessed land
$71,100
Assessed improvement
$338,900
Land market value
$94,800
Improvement market value
$451,867
Total market value
$546,667
Applied tax rate
522,001.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
1960
Heating
NONE
Cooling
PARTIAL
Stories
2
Total area
4,550 SF
Lot
0.17 ac (7,405 SF)
Zoning code
TOB
APN
522000 171.15-1-59
UPID
US63-1953343
Jurisdiction
WARREN
Zoning & alternative use
TOB · Bolton Landing, NY
Zoning TOB · permitted uses
TOB · Bolton Landing, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Bolton Landing. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1960
Heating
NONE
Cooling
Yes
Stories
2
Lot
0.17 ac
Current owner
From public records · entity-resolved
4947 Lake Shore Dr LLC
Entity
Mailing address
PO BOX 522, BOLTON LANDING, NY 12814-0522
Ownership since
2025
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
May 29, 2025
$1,556,592
4947 Lake Shore Dr LLC
Huddle Properties LLC
Warranty Deed
$1,556,592 · Huddle Properties LLC
Apr 25, 2024
—
Huddle Properties LLC
—
Deed
related
$75,000 · Matthew Esler
Apr 26, 2023
—
Huddle Properties LLC
Robert O'keefe
Warranty Deed
$150,000 · Matthew Esler
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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