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Property profile & analytics
OFF-MARKET
Estimated value
$4,870,000
Office buildings
90-94 Ee Ave, Saratoga Springs, NY 12866
Entity Owned
2-yr Hold
Free & Clear
Property ID
US63-1847571
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
2007
Total area
16,476 SF
Lot
1.19 ac (51,836 SF)
Zoning code
C5
APN
411501 166.5-5-8
UPID
US63-1847571
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
$5.00M
CAP Approach
CAP
$3.66M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.87M
Owner & transaction history
731 Cmc Affiliates LLC · 2 yrs held
731 Cmc Affiliates LLC
since 2023
Last sale
$4.8M
1 recorded transaction
Zoning & alternative use
C5 · Saratoga Springs, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$4.7M
+42.3%
Restaurant
$4.4M
+34.2%
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
$4,875,000
ML approach
$5,000,000
CAP Approach
CAP Return
Estimation
6%
$3,960,000
6.5%
$3,655,000
7%
$3,395,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$3,280,000
Current use
COMMERCIAL (GENERAL)
$4,670,000
Change: +42% · Conversion: Easy
RESTAURANT
$4,405,000
Change: +34% · Conversion: Moderate
Blend value · Realmo final
$4.87M
Range $4.38M – $5.36M · ±10% · vs last sale $4.80M (Nov 6 2023)
Last sale anchor
$4.80M
Nov 6 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
$296 / 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
$1,589,300
Assessed 2023
Previous assessed
$1,589,300
+0.0% YoY
Assessed land
$437,400
Assessed improvement
$1,151,900
Land market value
$841,154
Improvement market value
$2,215,192
Total market value
$3,056,346
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
Office buildings
Use group
PROFESSIONAL BUILDING
Status
Off-Market
Year built
2007
Heating
HOT WATER
Cooling
CENTRAL
Buildings
1
Stories
2
Bathrooms
2
Total area
16,476 SF
Lot
1.19 ac (51,836 SF)
Zoning code
C5
APN
411501 166.5-5-8
UPID
US63-1847571
Jurisdiction
SARATOGA
Zoning & alternative use
C5 · Saratoga Springs, NY
Zoning C5 · permitted uses
C5 · 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
OFFICE BUILDING Current
Est. value
$3.3M
COMMERCIAL (GENERAL)
Est. value
$4.7M
RESTAURANT
Est. value
$4.4M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
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
2007
Heating
HOT WATER
Cooling
Yes
Stories
2
Buildings
1
Bathrooms
2
Lot
1.19 ac
Current owner
From public records · entity-resolved
731 Cmc Affiliates LLC
Entity
Free & Clear · 2 yrs held
Mailing address
18 DIVISION ST STE #401, SARATOGA SPRINGS, NY 12866-3154
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
Nov 6, 2023
$4,800,000
731 Cmc Affiliates LLC
East Ave Prop LLC
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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