Main Street Office and Garage
225 Main Street South Glens Falls, NY 12803
225 Main Street, South Glens Falls, NY, 12803
$239,000
For Sale
$239,000
COMMERCIAL - South Glens Falls, NY
Property Size908 SF
Lot Size0.20 Acres
Price / SF$263.22
Days on Market275
Property Features for 225 Main Street
General Information
- Property type
- Commercial Sale
- Property subtype
- Other
- Zoning
- Commercial
- Bathrooms
- 1
- Rooms
- Bathroom 1
- Parking
- 13
- Interior features
- Cathedral Ceiling(s)
- Standard status
- Active
- APN
- 414401 37.79-1-6
- Size
- 908 SF
- Lot size
- 0.20 Acres
Taxes and HOA fees
- Tax Annual Amount
- 2075
Utilities
- Sewer type
- Public Sewer
- Heating system
- Wood Stove, Wood, Natural Gas
- Water source
- Public
Building Details
- Year built
- 1966
- Floors in Building
- 1
- Building materials
- Frame
Listing Agency
Davies-Davies & Assoc Real Est
(518) 656-9068
PO Box 201, Queensbury, NY
Listed by
Daniel L Davies · License #49DA1061690
(518) 796-9068
Added: Oct 17, 2025 Checked: Jul 18 at 2:06 am
MLS# 202527999
Copyright © 2026 Global MLS, Inc. 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 commercial building includes a main room with knotty pine walls, a wood stove, and cathedral ceilings, along with two additional rooms and a half bathroom. The property also features an attached three-car garage setup with three enclosed garage spaces, each with a woodstove. A storage shed is included, and the building is described as having plenty of parking.
The property is located on Main Street in South Glens Falls, New York, on a 0.2-acre lot. Access is supported by the on-site parking described in the remarks and the attached garage configuration.
The layout supports a range of small business and office uses, and the sellers have a use variance for commercial use. This makes the building well-suited for an owner-operator looking for a straightforward work space with additional enclosed garage storage and room divisions for separate functions.
The property is located on Main Street in South Glens Falls, New York, on a 0.2-acre lot. Access is supported by the on-site parking described in the remarks and the attached garage configuration.
The layout supports a range of small business and office uses, and the sellers have a use variance for commercial use. This makes the building well-suited for an owner-operator looking for a straightforward work space with additional enclosed garage storage and room divisions for separate functions.
Key Highlights
- 0.2‑acre lot on Main Street in South Glens Falls with an attached 3‑car garage
- Main room features knotty pine walls, wood stove, and cathedral ceilings
- Half bathroom plus additional rooms to support an office or small business setup
Local Financial Insights For Office B
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 | $21.8k | $24.00 |
| − Vacancy | −$3.1k | −$3.36 |
| EGI | $18.7k | $20.64 |
| − OpEx | −$4.7k | −$5.16 |
| NOI | $14.1k | $15.48 |
908 SF · lease $24.00/SF/yr · vacancy 14.00% · expense 25.00%
Alternative Uses
Best Use
Office B
$200.8K
$175.7K – $234.3K
NOI $14,056 @ 7.0% cap · market cap 5.88%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$271.8K
$237.8K – $317.1K
NOI $19,024 @ 7.0% cap · market cap 7.96%
Zoning and permitted uses should be independently verified with local authorities.
Property Analytics
Property Profile
Location Intelligence
Current Use by Public Records
St Mary's Church ...
Cemetery
Similar For Sale Nearby
FAQs
What type of property is this?
Office units - Office-ready space with knotty pine main room, wood stove, and attached three-car garage on a small lot.
Where is this office units located?
The property is located at 225 Main Street South Glens Falls, NY.
What is the asking price?
The asking price for this property is $239,000.
What are key features of this property?
This property features: 0.2‑acre lot on Main Street in South Glens Falls with an attached 3‑car garage; Main room features knotty pine walls, wood stove, and cathedral ceilings; Half bathroom plus additional rooms to support an office or small business setup
