Turn-Key Bed and Breakfast
For Sale
$999,900
153 Bay Street, Glens Falls, NY
Hospitality property with six bedrooms and in-ground pool.
Property Size4,212 SF
Price / SF$237.39
Days on Market319
Property Features for 153 Bay Street
General Information
Standard status
Active
Size
4,212 SF
Property subtype
Other
Building Details
Building Size
4,212 SF
Listing Agency:
DomainRealty.com LLC
(518) 489-9199
Listed By:
Pyramid Brokerage Albany · License #3375915
(518) 489-9199
Source:
Pyramidbrokerage
Added: Sep 25, 2025
Changed: Aug 8
Last Checked: Aug 8 at 4:40AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of DomainRealty.com LLC
Investment Insights
Based on property information with market context.
This turn-key bed and breakfast inn is located in Glens Falls, nestled in the foothills of the Adirondacks, a short drive from Saratoga Springs and Lake George. The property features 6 spacious bedrooms, each with private ensuite bathrooms, plus an in-ground pool. The property was completely renovated in 2015 with new electrical, plumbing, drywall, and HVAC systems, including 8 split units throughout. The sale includes all furniture and furnishings.
Key Highlights
- Turn‑key Bed and Breakfast Inn: Fully furnished and ready for immediate operation
- Prime Location: Situated in Glens Falls, near the Adirondacks, Saratoga Springs, and Lake George
- Six Spacious Bedrooms: Each bedroom includes a private ensuite bathroom
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$32,411
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
3.24%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$648,220
$648.2K
Cap Rate 7%
$463,014
$463.0K
Cap Rate 9%
$360,122
$360.1K
Market Conditions
NOI Build-Up for 4,212 SF
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.
Gross rent
$75.8K $18.00/SF
− Vacancy
−$7.6K −$1.80/SF
EGI
$68.2K $16.20/SF
− OpEx
−$35.8K −$8.51/SF
NOI
$32.4K $7.69/SF
Area
Warren County, NY
Vacancy
10.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
52.50%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$648,220
Cap Rate 7%
$463,014
Cap Rate 9%
$360,122
Alternative Uses
Best Use
Hotel Hospitality
$463.0K
$405.1K – $540.2K
NOI $32,411 @ 7.0% cap · market cap 3.24%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.26M
$1.10M – $1.47M
NOI $88,250 @ 7.0% cap · market cap 8.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
831
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- The Glens Falls Inn — 25 Sherman Ave, Glens Falls, NY 12801
- The Bell House Inn — 153 Bay St, Glens Falls, NY 12801
- Stagecoach inn — Lake Placid, NY 12801
- Bailys bed and breakfast — Centennial Cir, Glens Falls, NY 12801
Frequently Asked Questions
What type of property is this?
Bed & breakfast - Hospitality property with six bedrooms and in-ground pool.
Where is this bed & breakfast located?
The property is located at 153 Bay Street Glens Falls, NY.
What is the asking price?
The asking price for this property is $999,900.
What are key features of this property?
This property features: Turn‑key Bed and Breakfast Inn: Fully furnished and ready for immediate operation; Prime Location: Situated in Glens Falls, near the Adirondacks, Saratoga Springs, and Lake George; Six Spacious Bedrooms: Each bedroom includes a private ensuite bathroom
