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Property profile & analytics
OFF-MARKET
Estimated value
$830,000
Investment properties
95 Frnt St, Ballston Spa, NY 12020-1772
Individually Owned
2-yr Hold
Free & Clear
Property ID
US63-3496312
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1955
Total area
3,234 SF
Lot
0.13 ac (5,663 SF)
Zoning code
CBD
APN
414201 216.32-1-70
UPID
US63-3496312
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
$845k
CAP Approach
CAP
$605k
Comparable Approach
Comparable
$880k
Blend (final)
Blend
$830k
Owner & transaction history
Gary Rutter · 2 yrs held
Gary Rutter
since 2023
Last sale
$800,000
1 recorded transaction
Zoning & alternative use
CBD · Ballston Spa, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$645,000
+28.5%
Auto repair, garage
$520,000
+3.7%
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
$815,000
ML approach
$845,000
CAP Approach
CAP Return
Estimation
6%
$655,000
6.5%
$605,000
7%
$560,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$500,000
Current use
OFFICE BUILDING
$645,000
Change: +29% · Conversion: Easy
AUTO REPAIR, GARAGE
$520,000
Change: +4% · Conversion: Difficult
Blend value · Realmo final
$830k
Range $747k – $913k · ±10% · vs last sale $800k (Nov 2 2023)
Last sale anchor
$800k
Nov 2 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
$257 / 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
$475,000
Assessed 2023
Previous assessed
$300,000
+58.3% YoY
Assessed land
$63,600
Assessed improvement
$411,400
Land market value
$90,987
Improvement market value
$588,555
Total market value
$679,542
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1955
Heating
FORCED AIR
Buildings
2
Stories
2
Units
2
Bathrooms
2
Total area
3,234 SF
Lot
0.13 ac (5,663 SF)
Zoning code
CBD
APN
414201 216.32-1-70
UPID
US63-3496312
Jurisdiction
SARATOGA
Zoning & alternative use
CBD · Ballston Spa, NY
Zoning CBD · permitted uses
CBD · Ballston Spa, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Ballston Spa. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$500,000
OFFICE BUILDING
Est. value
$645,000
AUTO REPAIR, GARAGE
Est. value
$520,000
COMMERCIAL (GENERAL) Current
OFFICE BUILDING
AUTO REPAIR, GARAGE
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
1955
Heating
FORCED AIR
Stories
2
Buildings
2
Units
2
Bathrooms
2
Lot
0.13 ac
Current owner
From public records · entity-resolved
Gary Rutter
Individual
Free & Clear · 2 yrs held
Mailing address
109 FRNT ST, BALLSTON SPA, NY 12020-1724
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 2, 2023
$800,000
Gary Rutter
Kirkland H Westbrook
Warranty 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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