Mixed-Use Commercial Building For
For Sale
$849,900
193 Dix Avenue, Glens Falls, NY 12801
Versatile Glens Falls building with retail, warehouse, and office space.
Property Size8,000 SF
Lot Size1.00 Acre
Price / SF$106.24
Days on Market117
Property Features for 193 Dix Avenue
General Information
Standard status
Active
Size
8,000 SF
Lot size
1.00 Acre
Property subtype
Commercial
Listing Agency:
EXP REALTY
(888) 276-0630
Listed By:
ANGELA CUGINI-GIRARD
Source:
Corcoran
Added: Apr 7
Changed: Jul 10
Last Checked: Jul 31 at 7:34AM
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 EXP REALTY
Investment Insights
Based on property information with market context.
This mixed-use commercial building in Glens Falls offers a combination of storefront retail, warehouse, office space, and a machine shop. Constructed in 2008, the 8,000 SF pre-engineered steel structure is situated on a 1-acre (43,560 SF) parcel. Zoned LI - Light Industrial, the property allows for a range of commercial and light industrial uses. Approximately 20 on-site parking spaces are available. The property benefits from high traffic counts along Dix Avenue. Municipal water and sewer, gas and electric utilities are available. The location provides visibility and convenient access to Downtown Glens Falls and I-87. It is suitable for owner-occupant or investment use.
Key Highlights
- High traffic location on Dix Avenue with convenient access to Downtown Glens Falls and I‑87.
- Versatile mixed‑use property with storefront retail, warehouse, office space, and a machine shop.
- 8,000 SF pre‑engineered steel structure built in 2008.
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 | $120.0k | $15.00 |
| − Vacancy | −$9.6k | −$1.20 |
| EGI | $110.4k | $13.80 |
| − OpEx | −$33.1k | −$4.14 |
| NOI | $77.3k | $9.66 |
8,000 SF · lease $15.00/SF/yr · vacancy 8.00% · expense 30.00%
Alternative Uses
Best Use
Office B
$1.77M
$1.55M – $2.06M
NOI $123,840 @ 7.0% cap · market cap 14.57%
Second Best
Mixed Use
$1.42M
$1.24M – $1.66M
NOI $99,360 @ 7.0% cap · market cap 11.69%
Theoretical Best
Office A
$2.39M
$2.10M – $2.79M
NOI $167,616 @ 7.0% cap · market cap 19.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
398
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 - Versatile Glens Falls building with retail, warehouse, and office space.
Where is this mixed-use property located?
The property is located at 193 Dix Avenue Glens Falls, NY.
What is the asking price?
The asking price for this property is $849,900.
What are key features of this property?
This property features: High traffic location on Dix Avenue with convenient access to Downtown Glens Falls and I‑87.; Versatile mixed‑use property with storefront retail, warehouse, office space, and a machine shop.; 8,000 SF pre‑engineered steel structure built in 2008.
