Mixed-Use Building with Two
173-175 Glen Street Glens Falls, NY 12801
173-175 Glen Street, Glens Falls, NY, 12801
$559,000
For Sale
$559,000
COMMERCIAL - Glens Falls, NY
Property Size5,283 SF
Lot Size0.04 Acres
Price / SF$105.81
Days on Market48
Property Features for 173-175 Glen Street
General Information
- Property type
- Commercial Sale
- Property subtype
- Other
- 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
- Natural Gas, Baseboard
- 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
1482 Rt 9, Clifton Park, NY
Listed by
Lisa Vitiello
(518) 348-2060
Added: Jun 3 Updated: Jul 16 at 10:23 pm Checked: Jul 20 at 6:06 pm
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.
Investment Insights
Based on property information with market context.
This mixed-use property at 173-175 Glen Street combines a ground-floor business space with two residential apartments on the upper levels. The storefront configuration is supported by two exceptionally spacious units above, offering a live/work layout that can suit investors seeking multiple income sources or owner-occupants looking to run a business while benefiting from rental income.
Located in Glens Falls, the building is positioned in an area described as a walkable downtown with access to restaurants, shops, entertainment venues, and year-round community events. The property’s architectural character is described as reflective of earlier-era preservation, adding to its overall downtown presence.
For tenants, buyers, and operators, the practical appeal here is the split-use design: commercial space on the first floor with residential utility above. The two apartments are described as generous in size, with private oversized storage areas and abundant natural light. This configuration can support a range of occupancy strategies, including leasing the apartments while maintaining the business on the street level, or purchasing for a business presence with residential rental assistance. Lot size is listed at 0.04 acres, and the building size is listed at 5,283 square feet.
Located in Glens Falls, the building is positioned in an area described as a walkable downtown with access to restaurants, shops, entertainment venues, and year-round community events. The property’s architectural character is described as reflective of earlier-era preservation, adding to its overall downtown presence.
For tenants, buyers, and operators, the practical appeal here is the split-use design: commercial space on the first floor with residential utility above. The two apartments are described as generous in size, with private oversized storage areas and abundant natural light. This configuration can support a range of occupancy strategies, including leasing the apartments while maintaining the business on the street level, or purchasing for a business presence with residential rental assistance. Lot size is listed at 0.04 acres, and the building size is listed at 5,283 square feet.
Key Highlights
- First‑floor business space with two apartments above for multiple income streams
- Built in 1900 with brick construction and a flat roof
- Natural gas baseboard heating
Local Financial Insights For Retail
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 | $79.2k | $15.00 |
| − Vacancy | −$6.3k | −$1.20 |
| EGI | $72.9k | $13.80 |
| − OpEx | −$21.9k | −$4.14 |
| NOI | $51.0k | $9.66 |
5,283 SF · lease $15.00/SF/yr · vacancy 8.00% · expense 30.00%
Alternative Uses
Best Use
Mixed Use
$937.4K
$820.2K – $1.09M
NOI $65,615 @ 7.0% cap · market cap 11.74%
Second Best
Retail
$729.1K
$637.9K – $850.6K
NOI $51,034 @ 7.0% cap · market cap 9.13%
Theoretical Best
Office A
$1.58M
$1.38M – $1.84M
NOI $110,689 @ 7.0% cap · market cap 19.80%
Zoning and permitted uses should be independently verified with local authorities.
Property Analytics
Property Profile
Location Intelligence
Current Use by Public Records
Duplexes
Similar For Sale Nearby
FAQs
What type of property is this?
Mixed-use property - Mixed-use income property with retail storefront space below and two spacious apartments above.
Where is this mixed-use property 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: First‑floor business space with two apartments above for multiple income streams; Built in 1900 with brick construction and a flat roof; Natural gas baseboard heating
