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Property profile & analytics
OFF-MARKET
Estimated value
$625,000
Investment properties
93 Montcalm St, Lake George, NY 12845-1317
Entity Owned
4-yr Hold
Free & Clear
Property ID
US63-0643736
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1971
Total area
3,302 SF
Lot
0.27 ac (11,900 SF)
Zoning code
07 - MIXED
APN
522201 251.18-2-61
UPID
US63-0643736
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 George Family Dentistry Dental Office
-
Artistry In Porcelain-Margaret Dental Office
-
Dr. Kelly Herbs Dental Office
-
Dr. Christian Ruckert Dental Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$815k
CAP Approach
CAP
$630k
Comparable Approach
Comparable
$384k
Blend (final)
Blend
$625k
Owner & transaction history
Triple Threat Realty LLC · 4 yrs held
Triple Threat Realty LLC
since 2022
Last sale
$625,000
5 recorded transactions
Zoning & alternative use
07 - MIXED · Lake George, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$460,000
+14.5%
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 George submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lake George 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
$810,000
ML approach
$815,000
CAP Approach
CAP Return
Estimation
6%
$685,000
6.5%
$630,000
7%
$585,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$405,000
Current use
OFFICE BUILDING
$460,000
Change: +14% · Conversion: Easy
Blend value · Realmo final
$625k
Range $563k – $688k · ±10% · vs last sale $625k (Jan 11 2022)
Last sale anchor
$625k
Jan 11 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
$189 / 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
$425,000
Assessed 2023
Previous assessed
$425,000
+0.0% YoY
Assessed land
$65,900
Assessed improvement
$359,100
Land market value
$78,452
Improvement market value
$427,500
Total market value
$505,952
Applied tax rate
522,201.0000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1971
Heating
NONE
Buildings
1
Stories
2
Total area
3,302 SF
Lot
0.27 ac (11,900 SF)
Zoning code
07 - MIXED
APN
522201 251.18-2-61
UPID
US63-0643736
Jurisdiction
WARREN
Zoning & alternative use
07 - MIXED · Lake George, NY
Zoning 07 - MIXED · permitted uses
07 - MIXED · Lake George, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lake George. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$405,000
OFFICE BUILDING
Est. value
$460,000
COMMERCIAL (GENERAL) Current
OFFICE BUILDING
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
1971
Heating
NONE
Stories
2
Buildings
1
Lot
0.27 ac
Current owner
From public records · entity-resolved
Triple Threat Realty LLC
Entity
Free & Clear · 4 yrs held
Mailing address
286 CHURCH ST, SARATOGA SPRINGS, NY 12866-9208
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 15, 2023
—
Triple Threat Realty LLC
—
Deed
related
$1,204,300 · Adirondack Trust Company
Feb 24, 2022
—
Triple Threat Realty LLC
—
Deed
related
$1,204,300 · Adirondack Trust Company
Jan 11, 2022
$625,000
Triple Threat Realty LLC
Kag Properties LLC
Deed
—
Jun 14, 2018
—
Kag Properties LLC
Yellow Jacket N Hldgs LLC
Warranty Deed
related
—
May 26, 2015
$420,000
Yellow Jacket North Holdings
Ida John T JR & Margaret
Warranty Deed
related
$447,000 · Live Oak Bkg
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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