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Property profile & analytics
OFF-MARKET
Estimated value
$585,000
Retail space
50 Fawn Rdg Rd Lake Placid, NY 12946-1077
Entity Owned
10-yr Hold
Free & Clear
Property ID
US63-4502249
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2016
Total area
8,407 SF
Lot
1.06 ac (46,174 SF)
Zoning code
07 - MIXED
APN
154089 42.32-3-4.000
UPID
US63-4502249
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
-
Family Dollar Discount Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$500k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$667k
Blend (final)
Blend
$585k
Owner & transaction history
Northern Developers LLC · 10 yrs held
Northern Developers LLC
since 2016
5 recorded transactions
Zoning & alternative use
07 - MIXED · Lake Placid, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$875,000
+83.1%
Auto repair, garage
$870,000
+82.0%
Commercial (general)
$855,000
+78.0%
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
by Request
ML approach
$500,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$480,000
Current use
OFFICE BUILDING
$875,000
Change: +83% · Conversion: Easy
AUTO REPAIR, GARAGE
$870,000
Change: +82% · Conversion: Difficult
COMMERCIAL (GENERAL)
$855,000
Change: +78% · Conversion: Easy
RESTAURANT
$830,000
Change: +74% · Conversion: Easy
WAREHOUSE, STORAGE
$560,000
Change: +17% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$435,000
Change: -9% · Conversion: Difficult
Blend value · Realmo final
$585k
Range $527k – $644k · ±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
$70 / 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
$23,279
Tax year 2020
Assessed value
$1,214,000
Assessed 2023
Previous assessed
$1,145,200
+6.0% YoY
Effective rate
1.92%
On assessed value
Assessed land
$417,230
Assessed improvement
$796,770
Land market value
$417,230
Improvement market value
$796,770
Total market value
$1,214,000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2016
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
8,407 SF
Lot
1.06 ac (46,174 SF)
Zoning code
07 - MIXED
APN
154089 42.32-3-4.000
UPID
US63-4502249
Jurisdiction
ESSEX
Zoning & alternative use
07 - MIXED · Lake Placid, NY
Zoning 07 - MIXED · permitted uses
07 - MIXED · 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
RETAIL STORES Current
Est. value
$480,000
OFFICE BUILDING
Est. value
$875,000
AUTO REPAIR, GARAGE
Est. value
$870,000
COMMERCIAL (GENERAL)
Est. value
$855,000
RESTAURANT
Est. value
$830,000
WAREHOUSE, STORAGE
Est. value
$560,000
INDUSTRIAL (GENERAL)
Est. value
$435,000
RETAIL STORES Current
OFFICE BUILDING
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
RESTAURANT
WAREHOUSE, STORAGE
INDUSTRIAL (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
2016
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
1.06 ac
Current owner
From public records · entity-resolved
Northern Developers LLC
Entity
Free & Clear · 10 yrs held
Mailing address
500 VOLVO PKWY, CHESAPEAKE, VA 23320-1604
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 5, 2024
—
Northern Developers LLC
—
Deed
related
$300,000 · Watertown Savings Bank
Jul 7, 2016
$700,000
Northern Developers LLC
Lake Placid Fds 708956 LLC
Deed
—
Jul 10, 2014
$375,000
Lake Placid Fds 708956 LLC
Positive Lachman LLC
Deed
—
Oct 22, 2007
$330,000
Positive Lachman, LLC
Meadow Holdings, LLC
Deed
—
Oct 7, 2005
$325,000
Meadow Holding LLC
Eric Scholl
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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