South Glens Falls Commercial
225 Main Street, South Glens Falls, NY 12803
Commercial building with attached garage on Main Street.
Type:Commercial
Property size:
908 SFLot size:
0.20 AcresPrice / SF:
$303/SF- Added:
- Oct 17, 2025
- Days on Market:
- 225
- Last Refresh:
- Apr 5 at 9:17 pm
Property Features for 225 Main Street
General Information
- Standard status
- Active
- Size
- 908 SF
- Lot size
- 0.20 Acres
- Property subtype
- Commercial
Building Details
- Year Built
- 1966
Listing agent DANIEL L DAVIES License #49DA1061690
Listing office DAVIES-DAVIES & ASSOC REAL EST (518) 656-9068
Listing date Oct 17, 2025
Source Corcoran
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 DAVIES-DAVIES & ASSOC REAL EST
HighLights
- Building with attached 3‑car garage on Main Street
- Potential for office or small business use (with variance)
- Main room featuring knotty pine walls, wood stove, and cathedral ceilings
- Three attached garage spaces with a wood stove
- Plenty of parking
- 0.2 Acre lot
Overview
This commercial building is located on Main Street in South Glens Falls, situated on a 0.2-acre lot. The property includes an attached 3-car garage and features a main room with knotty pine walls, cathedral ceilings, and a wood stove. In addition to the main room, there are two other rooms and a half bathroom. The attached garage also includes a wood stove. The building offers plenty of parking and includes a storage shed. The property has potential for use as an office or small business with a variance.
Local Financial Insights For Office B
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 | $21.8k | $24.00 |
| − Vacancy | −$3.1k | −$3.36 |
| EGI | $18.7k | $20.64 |
| − OpEx | −$4.7k | −$5.16 |
| NOI | $14.1k | $15.48 |
908 SF · lease $24.00/SF/yr · vacancy 14.00% · expense 25.00%
Alternative Uses
Best Use
Office B
$200.8K
$175.7K – $234.3K
NOI $14,056 @ 7.0% cap · market cap 5.09%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$271.8K
$237.8K – $317.1K
NOI $19,024 @ 7.0% cap · market cap 6.89%
Zoning and permitted uses should be independently verified with local authorities.
Property Profile
Location Intelligence
Current Use by Public Records
St Mary's Church ...
Cemetery
Location Insight
- Map
- Local Demand
- City
- South Glens Falls
- County
- Warren
- State
- New York
- Longitude
- -73.6262
- Latitude
- 43.2926
Nearby Similar for Sale
FAQs
What type of property is this?
Office units - Commercial building with attached garage on Main Street.
Where is this office units located?
The property is located at 225 Main Street South Glens Falls, NY.
What is the asking price?
The asking price for this property is $276,000.
What are key features of this property?
This property features: Building with attached 3‑car garage on Main Street; Potential for office or small business use (with variance); Main room featuring knotty pine walls, wood stove, and cathedral ceilings
