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Property profile & analytics
OFF-MARKET
Estimated value
$2,145,000
Office buildings
539 Lk Ave, Lake Luzerne, NY 12846-3902
Individually Owned
19-yr Hold
Free & Clear
Property ID
US63-3673201
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1885
Total area
18,480 SF
Lot
23.5 ac (1,023,660 SF)
Zoning code
R-RE
APN
523200 292.15-1-11
UPID
US63-3673201
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
-
Lake Luzerne Town Hall City Hall City Government Office
-
Lake Luzerne Meal Site Community Center
-
Lake Luzerne Town Court City Courthouse Recreation
-
Mobile Health - Lake Luzerne Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.26M
Blend (final)
Blend
$2.15M
Owner & transaction history
Lzrn Lk · 19 yrs held
Lzrn Lk
since 2007
3 recorded transactions
Zoning & alternative use
R-RE · Lake Luzerne, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.4M
+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 Lake Luzerne submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lake Luzerne 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
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,585,000
Current use
RESTAURANT
$3,385,000
Change: +31% · Conversion: Moderate
COMMERCIAL (GENERAL)
$2,255,000
Change: -13% · Conversion: Easy
Blend value · Realmo final
$2.15M
Range $1.93M – $2.36M · ±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
$116 / 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
$1,800,000
Assessed 2023
Previous assessed
$1,800,000
+0.0% YoY
Assessed land
$104,500
Assessed improvement
$1,695,500
Land market value
$141,214
Improvement market value
$2,291,186
Total market value
$2,432,400
Applied tax rate
523,201.0000
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
1885
Heating
NONE
Buildings
1
Stories
1
Total area
18,480 SF
Lot
23.5 ac (1,023,660 SF)
Zoning code
R-RE
APN
523200 292.15-1-11
UPID
US63-3673201
Jurisdiction
WARREN
Zoning & alternative use
R-RE · Lake Luzerne, NY
Zoning R-RE · permitted uses
R-RE · Lake Luzerne, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lake Luzerne. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$2.6M
RESTAURANT
Est. value
$3.4M
COMMERCIAL (GENERAL)
Est. value
$2.3M
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
1885
Heating
NONE
Stories
1
Buildings
1
Lot
23.5 ac
Current owner
From public records · entity-resolved
Lzrn Lk
Individual
Free & Clear · 19 yrs held
Mailing address
PO BOX 370, LAKE LUZERNE, NY 12846-0370
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2007
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
Apr 11, 2007
$200,000
Lzrn Lk
Coyle,ilona E
Trustees Deed
—
Jun 2, 2004
$390,000
Steven Mahszak
Nter INC
Warranty Deed
—
Jun 2, 2004
$21,000
Lk Luzerne Commnity Center INC
Pasarelli,guido
Warranty 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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