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    Mixed-Use Storefront with Two Apartments Title is generated by Realmo AI

    173-175 Glen Street, Glens Falls, NY 12801

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    For Sale
    $559,000

    Commercial - Glens Falls, NY

    Property size:
    5,283 SF
    Lot size:
    0.04 Acres
    Price / SF:
    $105/SF
    Added:
    Jun 3, 2026
    Days on Market:
    2
    Last Refresh:
    Jun 4 at 8:06 pm

    Property Features for 173-175 Glen Street

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Rooms
    Basement, Kitchen
    Parking features
    Garage
    Interior features
    Intercom
    Basement Y/N
    1
    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
    Cooling system
    Central Air

    Building Details

    Year built
    1900
    Year renovated
    1900
    Floors in Building
    3
    Flooring type
    Carpet, Laminate
    Building materials
    Brick
    Roof type
    Flat
    Architectural style
    Other

    We can help!

    Listing Contact
    Lisa Vitiello

    Listing agent Lisa Vitiello

    Listing office Miranda Real Estate Group Inc 1482 Rt 9, Clifton Park, NY

    Listing date Jun 3, 2026

    MLS# 11800753 Listing URL

    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.

    HighLights

    • Mixed‑use building in Glens Falls on Glen St with first‑floor business space and two apartments above
    • Year built 1900 with brick construction and a flat roof
    • Both apartments include private, oversized storage area
    • Central Air cooling and natural gas heat (baseboard)
    • Interior includes intercom, with carpet and laminate flooring
    • Basement available and includes garage parking

    Overview

    This mixed-use property at 173–175 Glen Street includes a commercial storefront space on the first floor and two residential apartments on the upper level. The residential units are described as exceptionally spacious, with private oversized storage areas and abundant natural light. The building’s layout supports flexible ownership, allowing an owner to combine daily operating space with rental housing in the same structure.

    Located in Glens Falls, the property sits on Glen Street in the downtown area, where the surrounding area is characterized in the remarks as walkable with restaurants, shops, entertainment, and year-round community events. The address places the commercial component directly on the street frontage, offering a straightforward setup for a retail or service use that benefits from regular pedestrian activity associated with downtown.

    For tenants, the first-floor storefront configuration can fit a business that wants on-site customer-facing space paired with residential units above. For buyers, the combination of commercial space and two apartments provides a practical platform for either investment ownership or owner-occupancy with rental income from the upper units. The building’s mix of uses and dual-level design can also simplify day-to-day management by keeping all revenue spaces under one roof.
    Property Profile Location Intelligence

    Current Use by Public Records

    Duplexes

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Auto Repair Shop

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Glens Falls
    County
    Warren
    State
    New York
    Longitude
    -73.644241
    Latitude
    43.30994

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    FAQs

    What type of property is this?
    Duplex - First-floor storefront with two spacious apartments above, suited for owner-occupants or investors seeking combined income streams.
    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 $559,000.
    What are key features of this property?
    This property features: Mixed‑use building in Glens Falls on Glen St with first‑floor business space and two apartments above; Year built 1900 with brick construction and a flat roof; Both apartments include private, oversized storage area
    (518) 348-2060
    We can help!
    Listing Contact
    Lisa Vitiello
    Request Owner's contact information
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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