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Property profile & analytics
OFF-MARKET
Estimated value
$750,000
Manufacturing properties
1 Gln St, Glens Falls, NY 12801-4439
Entity Owned
19-yr Hold
Free & Clear
Property ID
US63-6266275
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1950
Total area
8,683 SF
Lot
8.27 ac (360,241 SF)
Zoning code
HI
APN
520500 310.5-7-7
UPID
US63-6266275
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Erie Boulevard Electric Utility Company
-
Finch Paper LLC Industrial Manufacturer Production Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$825k
Comparable Approach
Comparable
$669k
Blend (final)
Blend
$750k
Owner & transaction history
Finch & Pruyn & Company In Co · 19 yrs held
Finch & Pruyn & Company In Co
since 2007
1 recorded transaction
Zoning & alternative use
HI · Glens Falls, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.2M
+221.5%
Commercial (general)
$865,000
+133.8%
Auto repair, garage
$790,000
+113.3%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Glens Falls submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Glens Falls submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$895,000
6.5%
$825,000
7%
$765,000
Alternative Use
Use
Estimation
RESTAURANT
$1,190,000
Change: +222% · Conversion: Difficult
COMMERCIAL (GENERAL)
$865,000
Change: +134% · Conversion: Difficult
AUTO REPAIR, GARAGE
$790,000
Change: +113% · Conversion: Easy
RETAIL STORES
$530,000
Change: +43% · Conversion: Moderate
OFFICE BUILDING
$515,000
Change: +40% · Conversion: Difficult
Blend value · Realmo final
$750k
Range $675k – $825k · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$86 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2021Property tax & assessments
Tax year 2021
Assessed value
$8,999,600
Assessed 2023
Previous assessed
$8,999,600
+0.0% YoY
Assessed land
$490,900
Assessed improvement
$8,508,700
Land market value
$522,234
Improvement market value
$9,051,809
Total market value
$9,574,043
Applied tax rate
520,500.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1950
Heating
NONE
Cooling
CENTRAL
Buildings
6
Stories
2
Total area
8,683 SF
Lot
8.27 ac (360,241 SF)
Zoning code
HI
APN
520500 310.5-7-7
UPID
US63-6266275
Jurisdiction
WARREN
Zoning & alternative use
HI · Glens Falls, NY
Zoning HI · permitted uses
HI · Glens Falls, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Glens Falls. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$1.2M
COMMERCIAL (GENERAL)
Est. value
$865,000
AUTO REPAIR, GARAGE
Est. value
$790,000
RETAIL STORES
Est. value
$530,000
OFFICE BUILDING
Est. value
$515,000
RESTAURANT
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
RETAIL STORES
OFFICE BUILDING
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1950
Heating
NONE
Cooling
Yes
Stories
2
Buildings
6
Lot
8.27 ac
Current owner
From public records · entity-resolved
Finch & Pruyn & Company In Co
Entity
Free & Clear · 19 yrs held
Mailing address
1 GLN ST, GLENS FALLS, NY 12801-4439
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2007
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 6, 2007
—
Finch & Pruyn & Company In Co
Finch & Pruyn & Company In
Quit Claim Deed
related
—
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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