Retail Storefront with Upstairs
For Sale
$540,000
173-175 Glen Street, Glens Falls, NY 12801
COMMERCIAL - Glens Falls, NY
Property Size5,283 SF
Lot Size0.04 Acres
Price / SF$102.21
Days on Market60
Property Features for 173-175 Glen Street
General Information
Property type
Commercial Sale
Property subtype
Other
High school district
000000
Directions
From the Northway, Exit 18 towards Glens Falls. Turn right onto Main St. toward Glens Falls Civic Center, take a slight right turn onto Hudson Ave, at the roundabout take the 3rd exit onto Glen St. Property is on the right. Downtown Barber Company on street level.
Standard status
Active
APN
520500 302.20-30-21
Size
5,283 SF
Lot size
0.04 Acres
Taxes and HOA fees
Tax Annual Amount
12282
Utilities
Heating system
Baseboard, Natural Gas
Water source
Public
Building Details
Year built
1900
Floors in Building
3
Flooring type
Laminate, Carpet
Building materials
Brick
Roof type
Flat
Listing Agency:
Miranda Real Estate Group Inc
(518) 348-2060
Listed By:
Lisa Vitiello
(518) 348-2060
Added: Jun 3
Changed: Jul 30
Last Checked: Aug 1 at 7:06AM
MLS# 11800753
Copyright © 2026 My State MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This mixed-use property includes a first-floor commercial storefront with two exceptionally spacious apartments located above. The building is configured to support multiple revenue streams, combining a street-level business space with generously sized residential units.
The property is located at 173–175 Glen Street in Glens Falls, within Warren County, New York. At this size and layout, it can appeal to buyers seeking a live-in or owner-occupy arrangement that still retains separate income-producing space within the same structure.
The property is located at 173–175 Glen Street in Glens Falls, within Warren County, New York. At this size and layout, it can appeal to buyers seeking a live-in or owner-occupy arrangement that still retains separate income-producing space within the same structure.
Key Highlights
- Brick building with flat roof and public water source
- Built in 1900 with natural gas heating and baseboard heat
- Commercial space on the first floor plus two spacious apartments above
Financial Insights For Multifamily LT 5
Simulate Cap Rate and NOI
NOI Build-Up
- Vacancy
- income lost from leasable area expected to sit empty during the year — subtracted from gross rent.
- EGI (Effective Gross Income)
- gross rent minus vacancy losses — the realistic income before paying operating costs.
- OpEx (Operating Expenses)
- recurring costs to operate the property (property tax, insurance, utilities, maintenance, management) — excludes financing and capital improvements.
- NOI (Net Operating Income)
- income a property generates after operating costs but before financing and taxes.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $74.2k | $14.04 |
| − Vacancy | −$5.2k | −$0.98 |
| EGI | $69.0k | $13.06 |
| − OpEx | −$20.7k | −$3.92 |
| NOI | $48.3k | $9.14 |
5,283 SF · lease $14.04/SF/yr · vacancy 7.00% · expense 30.00%
Alternative Uses
Best Use
Retail
$729.1K
$637.9K – $850.6K
NOI $51,034 @ 7.0% cap · market cap 9.45%
Second Best
Multifamily LT 5
$689.8K
$603.6K – $804.8K
NOI $48,287 @ 7.0% cap · market cap 8.94%
Theoretical Best
Office A
$1.58M
$1.38M – $1.84M
NOI $110,689 @ 7.0% cap · market cap 20.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
2,246
Businesses Nearby
Explore this area
Business Placement
Demographics for 12801, NY
14,850
Population
7,287
Households
2
Avg Household Size
40
Median Age
33%
College-Educated
90%
High-School Grad
3.8 sq mi
ZIP Area
3,908
Density / Sq Mi
$70,019
Median Household Income
$46,700
Median Earnings
$1,050
Median Rent
$196,000
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two residential apartments above a first-floor storefront create an owner-income configuration in Glens Falls, NY.
Where is this duplex located?
The property is located at 173-175 Glen Street Glens Falls, NY.
What is the asking price?
The asking price for this property is $540,000.
What are key features of this property?
This property features: Brick building with flat roof and public water source; Built in 1900 with natural gas heating and baseboard heat; Commercial space on the first floor plus two spacious apartments above
