Mixed-Use Retail and
173-175 Glen Street Glens Falls, NY 12801
173-175 Glen Street, Glens Falls, NY, 12801
$559,000
For Sale
$559,000
Two residential apartments sit above a street-level storefront in a multi-use building designed for combined rental income.
Property Size5,283 SF
Price / SF$105.81
Days on Market50
Property Features for 173-175 Glen Street
General Information
- Standard status
- Active
- Size
- 5,283 SF
- Property subtype
- Commercial
Building Details
- Year Built
- 1900
Listing agency
MIRANDA REAL ESTATE GROUP INC
(518) 348-2060
Listed by
LISA VITIELLO
Source
Corcoran
Added: Jun 3 Updated: Jul 21 at 1:24PM Checked: Jul 21 at 1:24PM
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 MIRANDA REAL ESTATE GROUP INC
Investment Insights
Based on property information with market context.
This mixed-use building features a storefront business space on the first floor and two exceptionally spacious apartments above. The residential units are described as offering generous living spaces with private oversized storage area and plenty of natural light.
The property is located on Glen Street in Glens Falls, where the downtown setting is characterized in the remarks as walkable, with nearby restaurants, shops, entertainment venues, and year-round community events.
As configured, the building supports multiple revenue streams through its commercial tenant space and the two separate apartment units.
The property is located on Glen Street in Glens Falls, where the downtown setting is characterized in the remarks as walkable, with nearby restaurants, shops, entertainment venues, and year-round community events.
As configured, the building supports multiple revenue streams through its commercial tenant space and the two separate apartment units.
Key Highlights
- Multi‑use building built in 1900 with a street‑level storefront and two residential apartments above
- Commercial business space on the first floor supports multiple revenue streams
- Two exceptionally spacious apartments with natural light
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
Retail
$729.1K
$637.9K – $850.6K
NOI $51,034 @ 7.0% cap · market cap 9.13%
Second Best
Multifamily LT 5
$689.8K
$603.6K – $804.8K
NOI $48,287 @ 7.0% cap · market cap 8.64%
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
Location Intelligence
Current Use by Public Records
Duplexes
Similar For Sale Nearby
FAQs
What type of property is this?
Duplex - Two residential apartments sit above a street-level storefront in a multi-use building designed for combined rental income.
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: Multi‑use building built in 1900 with a street‑level storefront and two residential apartments above; Commercial business space on the first floor supports multiple revenue streams; Two exceptionally spacious apartments with natural light
