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1 River St, South Glens Falls, NY 12803
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Property summary
AI-generated overview
The property is located on the Hudson River in the Village of South Glens Falls, directly across the river from the City of Glens Falls. The site has convenient access to Interstate 87 (North/South), connecting to major regional transportation corridors. The facility encompasses a total area of 303,310 square feet.
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1965
Total area
183,950 SF
Lot
11.41 ac (497,020 SF)
Zoning code
C1
APN
414401 37.37-1-3.1
UPID
US63-6265718
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Mill
-
Mill
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$17.51M
Comparable Approach
Comparable
$14.89M
Blend (final)
Blend
$15.52M
Owner & transaction history
since 2004
1 recorded transaction
Zoning & alternative use
C1 · South Glens Falls, NY
General category
COMMERCIAL
Top alternative use upside
Commercial (general)
$21.6M
+100.3%
Warehouse, storage
$11.6M
+7.7%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
3 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$15.52M
Value range
$13.97M – $17.07M
±10% around blend
Estimated value / SF
$84 / SF
Confidence
Property data
88
Market benchmarks
33
Comparable evidence
60
$13.97M
blend $15.52M
$17.07M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
183,950 SF
Lot area
11.41 ac
Year built
1965
Stories
1
APN
414401 37.37-1-3.1
Zoning
C1
Assessed value
$14,700,000
3
Income approach: direct capitalization
Partial preview
Income approach indication
$17.51M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$18.96M
@ 6.5% CAP return
$17.51M
@ 7% CAP return
$16.26M
4
Sales comparison
Partial preview
Sales approach indication
$14.89M
Range $2.89M – $14.89M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$15.52M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 22 sales
$59
+44%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $84/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Commercial (general)
Gross theoretical uplift
+100%
vs current-use indication
Warehouse, Storage
Industrial (general) · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
Not available
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$14.70M
Move the market yield to see immediate price impact.
Value / SF
$80
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$926k
$18.52M
$13.23M
$10.29M
$1.03M
$20.58M
$14.70M
$11.43M
$1.13M
$22.64M
$16.17M
$12.58M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Property tax & assessments
Assessed value
$14,700,000
Assessed 2023
Previous assessed
$14,000,000
+5.0% YoY
Assessed land
$129,300
Assessed improvement
$14,570,700
Land market value
$129,300
Improvement market value
$14,570,700
Total market value
$14,700,000
Applied tax rate
414,401.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
For Sale
Year built
1965
Heating
NONE
Buildings
12
Stories
1
Total area
183,950 SF
Lot
11.41 ac (497,020 SF)
Zoning code
C1
APN
414401 37.37-1-3.1
UPID
US63-6265718
Jurisdiction
SARATOGA
Zoning & alternative use
C1 · South Glens Falls, NYZoning C1 · permitted uses
C1 · South Glens Falls, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
General category
COMMERCIAL
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1965
Heating
NONE
Stories
1
Buildings
12
Lot
11.41 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
C1
COMMERCIAL
Jurisdiction
South Glens Falls, NY
Recorded code
C1
Official district
C1
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for C1 in South Glens Falls, NY.
What opens after registration
Zoning profile
District factsZone name, category and district area
3 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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