Entity Owned Property summary
AI-generated overview
The property is a combined deli and market business location known as Joe’s Mini Mart, situated on Main Street in Lake Luzerne with high-traffic frontage. The offering includes the building and operating components associated with the deli/market use, along with the related fixtures and inventory as part of the business operations. The building has a total floor area of 2,565 square feet and contains retail and food-preparation refrigeration and cooking areas, including walk-in cooler compressors, deli coolers, and multiple freezer units (including an ice freezer and a kitchen freezer). Improvements reported for the property include a repaved parking lot, a replaced or newly installed boiler, durable epoxy flooring, installation of a new oven and proofer for food production, and new exterior siding. The property is configured to support continued deli and market operations.
Property profile
Verified
Property type
Other investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1975
Total area
2,565 SF
Lot
0.13 ac (5,663 SF)
Zoning code
HC
APN
523200 298.20-1-66
UPID
US63-1472970
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Grocery & Convenience Store
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$290k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$290k
Owner & transaction history
Zoning & alternative use
HC · Lake Luzerne, NY
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 12 comparables with addresses
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$290k
Value range
$261k – $319k
±10% around blend
Estimated value / SF
$113 / SF
Confidence
High
12 county-verified comps
Property data
88
Market benchmarks
33
Comparable evidence
100
$261k
blend $290k
$319k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
2,565 SF
Lot area
0.13 ac
Year built
1975
Stories
1
APN
523200 298.20-1-66
Zoning
HC
Assessed value
$168,000
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$440k
Weighted, 12 comps · high confidence
Evidence
12 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
9.5 mi away · 3,235 SF
9.5 mi away · 3,120 SF
12.4 mi away · 2,334 SF
12.7 mi away · 3,105 SF
12.8 mi away · 2,698 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$290k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 172 sales
$122
-7%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $113/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
Not available
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 12 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$168k
Move the market yield to see immediate price impact.
Value / SF
$65
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$11k
$212k
$151k
$118k
$12k
$235k
$168k
$131k
$13k
$259k
$185k
$144k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
12 found
High confidence · county-verified
Closest comparable
$475k
9.2 mi · Nov 2025 · $220/SF
Property tax & assessments
Tax year 2021Property tax & assessments
Tax year 2021
Assessed value
$168,000
Assessed 2023
Previous assessed
$168,000
+0.0% YoY
Assessed land
$45,000
Assessed improvement
$123,000
Land market value
$60,804
Improvement market value
$166,196
Total market value
$227,000
Applied tax rate
523,201.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Other investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
1975
Heating
NONE
Buildings
1
Stories
1
Total area
2,565 SF
Lot
0.13 ac (5,663 SF)
Zoning code
HC
APN
523200 298.20-1-66
UPID
US63-1472970
Jurisdiction
WARREN
Zoning & alternative use
HC · Lake Luzerne, NYZoning HC · permitted uses
HC · Lake Luzerne, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
1975
Heating
NONE
Stories
1
Buildings
1
Lot
0.13 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
HC
Jurisdiction
Lake Luzerne, NY
Recorded code
HC
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Owner identityResolved entity and name variants
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Debt & historyRecorded loans and transaction history
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