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Property profile & analytics
OFF-MARKET
Estimated value
$4,115,000
Investment properties
65 Putnam St Saratoga Springs, NY 12866
Individually Owned
3-yr Hold
Free & Clear
Property ID
US63-0091798
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1967
Total area
15,698 SF
Lot
0.2 ac (8,712 SF)
Zoning code
C1
APN
411501 165.60-1-61
UPID
US63-0091798
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
$4.67M
CAP Approach
CAP
$2.94M
Comparable Approach
Comparable
$4.14M
Blend (final)
Blend
$4.12M
Owner & transaction history
J Thomas Roohan · 3 yrs held
J Thomas Roohan
since 2022
Last sale
$4.0M
2 recorded transactions
Zoning & alternative use
C1 · Saratoga Springs, 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 Saratoga Springs submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Saratoga Springs 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
$5,040,000
ML approach
$4,670,000
CAP Approach
CAP Return
Estimation
6%
$3,180,000
6.5%
$2,935,000
7%
$2,725,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$4,450,000
Current use
RESTAURANT
$4,195,000
Change: -6% · Conversion: Difficult
Blend value · Realmo final
$4.12M
Range $3.70M – $4.53M · ±10% · vs last sale $3.95M (Aug 8 2022)
Last sale anchor
$3.95M
Aug 8 2022
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
$262 / 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
Property tax & assessments
Assessed value
$1,579,600
Assessed 2023
Previous assessed
$1,579,600
+0.0% YoY
Assessed land
$163,800
Assessed improvement
$1,415,800
Land market value
$315,000
Improvement market value
$2,722,692
Total market value
$3,037,692
Applied tax rate
411,500.0000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1967
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
2
Total area
15,698 SF
Lot
0.2 ac (8,712 SF)
Zoning code
C1
APN
411501 165.60-1-61
UPID
US63-0091798
Jurisdiction
SARATOGA
Zoning & alternative use
C1 · Saratoga Springs, NY
Zoning C1 · permitted uses
C1 · Saratoga Springs, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Saratoga Springs. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$4.5M
RESTAURANT
Est. value
$4.2M
COMMERCIAL (GENERAL) Current
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
1967
Heating
NONE
Cooling
Yes
Stories
2
Buildings
1
Lot
0.2 ac
Current owner
From public records · entity-resolved
J Thomas Roohan
Individual
Free & Clear · 3 yrs held
Mailing address
517 BROADWAY, SARATOGA SPRINGS, NY 12866-2237
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 8, 2022
$39,500,000
J Thomas Roohan
63 Putbam St LLC
Deed
—
Aug 8, 2019
—
63 Putnam St LLC
—
Deed
related
$200,000 · Capital Communications FCU
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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