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Property profile & analytics
OFF-MARKET
Estimated value
$1,390,000
Medical Office Space
71 Rowland St Ballston Spa, NY 12020
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US63-3642402
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL CLINIC
Year built
1952
Total area
15,547 SF
Lot
4.39 ac (191,228 SF)
Zoning code
R1
APN
414289 203.14-2-56
UPID
US63-3642402
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
$1.45M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.39M
Owner & transaction history
Hello Dolly Hldgs LLC · 2 yrs held
Hello Dolly Hldgs LLC
since 2023
Last sale
$1.4M
1 recorded transaction
Zoning & alternative use
R1 · Ballston Spa, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.8M
+75.2%
Restaurant
$1.8M
+69.2%
Auto repair, garage
$1.3M
+22.8%
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 Ballston Spa submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Ballston Spa 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
$1,385,000
ML approach
$1,445,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
MEDICAL BUILDING
$1,045,000
Current use
COMMERCIAL (GENERAL)
$1,835,000
Change: +75% · Conversion: Easy
RESTAURANT
$1,770,000
Change: +69% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,285,000
Change: +23% · Conversion: Difficult
OFFICE BUILDING
$1,100,000
Change: +5% · Conversion: Easy
WAREHOUSE, STORAGE
$1,080,000
Change: +3% · Conversion: Difficult
RETAIL STORES
$1,015,000
Change: -3% · Conversion: Difficult
Blend value · Realmo final
$1.39M
Range $1.25M – $1.53M · ±10% · vs last sale $1.37M (Aug 28 2023)
Last sale anchor
$1.37M
Aug 28 2023
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
$89 / 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
$408,127
Assessed 2023
Previous assessed
$408,127
+0.0% YoY
Assessed land
$219,500
Assessed improvement
$188,627
Land market value
$314,020
Improvement market value
$269,853
Total market value
$583,873
Applied tax rate
414,201.0000
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
Medical Office Space
Use group
MEDICAL CLINIC
Status
Off-Market
Year built
1952
Heating
NONE
Cooling
PARTIAL
Buildings
1
Stories
1
Total area
15,547 SF
Lot
4.39 ac (191,228 SF)
Zoning code
R1
APN
414289 203.14-2-56
UPID
US63-3642402
Jurisdiction
SARATOGA
Zoning & alternative use
R1 · Ballston Spa, NYZoning R1 · permitted uses
R1 · Ballston Spa, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
MEDICAL BUILDING Current
Est. value
$1.0M
COMMERCIAL (GENERAL)
Est. value
$1.8M
RESTAURANT
Est. value
$1.8M
AUTO REPAIR, GARAGE
Est. value
$1.3M
OFFICE BUILDING
Est. value
$1.1M
WAREHOUSE, STORAGE
Est. value
$1.1M
RETAIL STORES
Est. value
$1.0M
MEDICAL BUILDING Current
COMMERCIAL (GENERAL)
RESTAURANT
AUTO REPAIR, GARAGE
OFFICE BUILDING
WAREHOUSE, STORAGE
RETAIL STORES
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
1952
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
4.39 ac
Current owner
From public records · entity-resolved
Hello Dolly Hldgs LLC
Entity
Mailing address
PO BOX 622, SARATOGA SPRINGS, NY 12866-0622
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 28, 2023
$1,365,000
Hello Dolly Hldgs LLC
Rowland Re LLC
Warranty Deed
$1,092,000 · Saratoga National Bank & Trust
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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