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Property profile & analytics
FOR LEASE
Office buildings
11 Murray St Glens Falls, NY 12801
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US63-6081867
For Lease
1 / 23
$15 SF/Yr
11 Murray St, Glens Falls, NY 12801
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1990
Total area
6,535 SF
Lot
0.88 ac (38,122 SF)
Zoning code
GC2
APN
520500 309.12-2-4
UPID
US63-6081867
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
-
Dr. David R. Kelly, MD Physician Medical Clinic
-
Dr. Richard N. Dimick, MD Physician
-
Dr. David M. Markowitz, MD Physician Medical Clinic
-
Dr. Thomas A. Quaresima, MD Physician
-
Dr. Daniel J. Sablich, MD Physician Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$875k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$503k
Blend (final)
Blend
$815k
Owner & transaction history
Cwcr Holdings LLC · 3 yrs held
Cwcr Holdings LLC
since 2023
Last sale
$750,000
4 recorded transactions
Zoning & alternative use
GC2 · Glens Falls, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
amily Residential to General Commercial 1. [Added 12-12-2023 by L.L. No. 5-2023 ] P. The Zoning Map is amended in the following manner: The boundary line between the General Commercial 1 (GC-1) and General Commercial 2 (GC-2) shall be amended by changing the zoning of two parcels, Tax Map Nos. 309.27-6-1, commonly known as 83 Broad Street, Glens Falls, New Y…
Zone name
General Commercial 2
General category
COMMERCIAL
Zone area
135.82 ac
Top alternative use upside
Restaurant
$1.2M
+31.1%
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
$890,000
ML approach
$875,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$915,000
Current use
RESTAURANT
$1,200,000
Change: +31% · Conversion: Moderate
Blend value · Realmo final
$815k
Range $734k – $897k · ±10% · vs last sale $750k (Jul 7 2023)
Last sale anchor
$750k
Jul 7 2023
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
$125 / 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
$847,700
Assessed 2023
Previous assessed
$847,700
+0.0% YoY
Assessed land
$126,600
Assessed improvement
$721,100
Land market value
$134,681
Improvement market value
$767,128
Total market value
$901,809
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
Office buildings
Use group
PROFESSIONAL BUILDING
Status
For Lease
Year built
1990
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
6,535 SF
Lot
0.88 ac (38,122 SF)
Zoning code
GC2
APN
520500 309.12-2-4
UPID
US63-6081867
Jurisdiction
WARREN
Zoning & alternative use
GC2 · Glens Falls, NYZoning GC2 · permitted uses
GC2 · Glens Falls, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
amily Residential to General Commercial 1. [Added 12-12-2023 by L.L. No. 5-2023 ] P. The Zoning Map is amended in the following manner: The boundary line between the General Commercial 1 (GC-1) and General Commercial 2 (GC-2) shall be amended by changing the zoning of two parcels, Tax Map Nos. 309.27-6-1, commonly known as 83 Broad Street, Glens Falls, New York 12801, and 309.35-1-9, commonly known as 85 Broad Street, Glens Falls, New York
Zone name
General Commercial 2
General category
COMMERCIAL
Zone area
135.82 ac
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$915,000
RESTAURANT
Est. value
$1.2M
OFFICE BUILDING Current
RESTAURANT
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
1990
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
0.88 ac
Current owner
From public records · entity-resolved
Cwcr Holdings LLC
Entity
Mailing address
11 MURRAY ST, GLENS FALLS, NY 12801-4311
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 7, 2023
$750,000
Cwcr Holdings LLC
Boldstar LLC
Warranty Deed
—
Dec 11, 2019
—
Boldstar LLC
—
Deed
related
$315,000 · Glens Falls Nat'l Bk & Tr Co
May 11, 2005
—
Boldstar Company
City Of Glens Falls Industrial
Warranty Deed
—
—
—
Boldstar LLC
—
Deed Of Trust
related
$315,000 · Glens Falls Nat'l Bk & Tr Co
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.
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