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Property profile & analytics
OFF-MARKET
Investment properties
73 Church St, Saranac Lake, NY 12983-1862
Entity Owned
7-yr Hold
Free & Clear
Property ID
US63-2179144
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1980
Total area
3,144 SF
Lot
0.19 ac (8,276 SF)
Zoning code
07 - MIXED
APN
164601 447.77-6-5
UPID
US63-2179144
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
-
Adirondack Research Environmental Consultant
-
Green Goat Maps (Bike/Boat/Book/etc) Store
-
I B Hunt Agency Insurance Agency
-
Decorator Shop Interior Design Home Decor Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Laughing Loon LLC · 7 yrs held
Laughing Loon LLC
since 2018
2 recorded transactions
Zoning & alternative use
07 - MIXED · Saranac Lake, 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 Saranac Lake submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Saranac Lake 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$271,800
Assessed 2023
Previous assessed
$271,800
+0.0% YoY
Assessed land
$20,800
Assessed improvement
$251,000
Land market value
$28,493
Improvement market value
$343,836
Total market value
$372,329
Applied tax rate
164,601.0000
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
1980
Heating
NONE
Buildings
1
Stories
2
Total area
3,144 SF
Lot
0.19 ac (8,276 SF)
Zoning code
07 - MIXED
APN
164601 447.77-6-5
UPID
US63-2179144
Jurisdiction
FRANKLIN
Zoning & alternative use
07 - MIXED · Saranac Lake, NY
Zoning 07 - MIXED · permitted uses
07 - MIXED · Saranac Lake, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Saranac Lake. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1980
Heating
NONE
Stories
2
Buildings
1
Lot
0.19 ac
Current owner
From public records · entity-resolved
Laughing Loon LLC
Entity
Free & Clear · 7 yrs held
Mailing address
PO BOX 1437, LAKE PLACID, NY 12946-5437
Ownership since
2018
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
Oct 5, 2018
$302,500
Laughing Loon LLC
Itty Bitty LLC
Warranty Deed
—
Jan 25, 2013
$278,500
Itty Bitty LLC
Inslerman,patricia
Grant 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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