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Property profile & analytics
OFF-MARKET
Estimated value
$1,445,000
Office buildings
4949 Lk Shr Dr, Bolton Landing, NY 12814-7759
Entity Owned
Free & Clear
Property ID
US63-3613851
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1990
Total area
7,700 SF
Lot
1.16 ac (50,530 SF)
Zoning code
TOB
APN
522000 171.15-1-60
UPID
US63-3613851
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
-
Bolton Landing Town Hall Government Office
-
Bolton Town Clerk City Government Office
-
Bolton Town Justice Court City Courthouse
-
Bolton Town Buildings & Grounds City Government Office
-
Bolton Town Assessor's Office City Government Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.96M
Comparable Approach
Comparable
$1.43M
Blend (final)
Blend
$1.45M
Owner & transaction history
TOWN HALL TOWN BOLTON
TOWN HALL TOWN BOLTON
Zoning & alternative use
TOB · Bolton Landing, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.4M
+31.1%
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
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$2,120,000
6.5%
$1,955,000
7%
$1,815,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,075,000
Current use
RESTAURANT
$1,410,000
Change: +31% · Conversion: Moderate
COMMERCIAL (GENERAL)
$940,000
Change: -13% · Conversion: Easy
Blend value · Realmo final
$1.45M
Range $1.30M – $1.59M · ±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
$188 / 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
$2,245,200
Assessed 2023
Previous assessed
$2,245,200
+0.0% YoY
Assessed land
$204,000
Assessed improvement
$2,041,200
Land market value
$272,000
Improvement market value
$2,721,600
Total market value
$2,993,600
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1990
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
7,700 SF
Lot
1.16 ac (50,530 SF)
Zoning code
TOB
APN
522000 171.15-1-60
UPID
US63-3613851
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.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.1M
RESTAURANT
Est. value
$1.4M
COMMERCIAL (GENERAL)
Est. value
$940,000
OFFICE BUILDING Current
RESTAURANT
COMMERCIAL (GENERAL)
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
1990
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
1.16 ac
Current owner
From public records · entity-resolved
TOWN HALL TOWN BOLTON
Individual
Free & Clear · 0 yrs held
Mailing address
PO BOX 698, BOLTON LANDING, NY 12814-0698
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
—
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
No recorded transactions
No recorded transactions found for this property.
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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