Three-Level Mixed-Use
For Sale
$875,000
166 Glen Street, Glens Falls, NY 12801
Downtown Glens Falls property with street-facing retail and upper-level office or professional suite configuration.
Property Size7,185 SF
Price / SF$121.78
Days on Market108
Property Features for 166 Glen Street
General Information
Standard status
Active
Size
7,185 SF
Property subtype
Mixed Use
Building Details
Building Size
7,185 SF
Buildings
1
Stories
3
Listing Agency:
Pyramidbrokerage
(518) 489-9199
Listed By:
Pyramid Brokerage Albany
(518) 489-9199
Source:
Pyramidbrokerage
Added: May 15
Changed: Aug 29
Last Checked: Aug 30 at 12:56PM
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 Pyramidbrokerage
Investment Insights
Based on property information with market context.
This mixed-use commercial building at 166 Glen Street in downtown Glens Falls extends across three levels and combines customer-facing retail space with office-oriented upper floors. The ground level provides storefront exposure along the street, while the second floor is arranged for executive offices, office use, or medical and professional suites.
The property is situated in the heart of downtown Glens Falls, within an active business district. Its combination of retail frontage and separately configured upper-level space supports a range of commercial occupancy arrangements within one building.
The property is situated in the heart of downtown Glens Falls, within an active business district. Its combination of retail frontage and separately configured upper-level space supports a range of commercial occupancy arrangements within one building.
Key Highlights
- Three‑level mixed‑use commercial building at 166 Glen Street
- Street‑facing first‑floor retail/storefront space
- Second‑floor configuration for office, executive office, medical, or professional suites
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
$69,407
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
7.93%
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%
$1,388,140
$1.4M
Cap Rate 7%
$991,529
$991.5K
Cap Rate 9%
$771,189
$771.2K
Market Conditions
NOI Build-Up for 7,185 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
$107.8K $15.00/SF
− Vacancy
−$8.6K −$1.20/SF
EGI
$99.2K $13.80/SF
− OpEx
−$29.7K −$4.14/SF
NOI
$69.4K $9.66/SF
Area
Warren County, NY
Vacancy
8.00%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
30.00%
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%
$1,388,140
Cap Rate 7%
$991,529
Cap Rate 9%
$771,189
Alternative Uses
Best Use
Office B
$1.59M
$1.39M – $1.85M
NOI $111,224 @ 7.0% cap · market cap 12.71%
Second Best
Mixed Use
$1.27M
$1.12M – $1.49M
NOI $89,238 @ 7.0% cap · market cap 10.20%
Theoretical Best
Office A
$2.15M
$1.88M – $2.51M
NOI $150,540 @ 7.0% cap · market cap 17.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
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 Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Downtown Glens Falls property with street-facing retail and upper-level office or professional suite configuration.
Where is this mixed-use property located?
The property is located at 166 Glen Street Glens Falls, NY.
What is the asking price?
The asking price for this property is $875,000.
What are key features of this property?
This property features: Three‑level mixed‑use commercial building at 166 Glen Street; Street‑facing first‑floor retail/storefront space; Second‑floor configuration for office, executive office, medical, or professional suites
