Entity Owned Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1820
Total area
3,570 SF
Lot
0.31 ac (13,423 SF)
Zoning code
LNC
APN
520500 302.16-12-5
UPID
US63-0388523
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
-
Bakery Specialty Food Shop
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$310k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$320k
Owner & transaction history
since 2023
Last sale
$270,000
2 recorded transactions
Zoning & alternative use
LNC · Glens Falls, NY
Zoning description
sidential Districts. § 220-13 R-2 Two-Family Residential Districts. § 220-14 R-M Multifamily Residential Districts. Article IV Commercial Zoning Districts § 220-15 C-P; OD Cultural Professional Office District. § 220-16…
General category
COMMERCIAL
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.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$320k
Value range
$288k – $352k
±10% around blend
Estimated value / SF
$90 / SF
Confidence
Property data
88
Market benchmarks
33
Comparable evidence
60
$288k
blend $320k
$352k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
3,570 SF
Lot area
0.31 ac
Year built
1820
Stories
2
APN
520500 302.16-12-5
Zoning
LNC
Assessed value
$381,800
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Too few qualifying comparables for a sales-approach estimation.
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$320k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 34 sales
$183
-51%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $90/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
Not available
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
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: replacement-cost inputs are not on file.
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.
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
Professional Plan · 30 reports
from $99/month
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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$270k
Move the market yield to see immediate price impact.
Value / SF
$76
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%
$17k
$340k
$243k
$189k
$19k
$378k
$270k
$210k
$21k
$416k
$297k
$231k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Tax year 2021Property tax & assessments
Tax year 2021
Assessed value
$381,800
Assessed 2023
Previous assessed
$381,800
+0.0% YoY
Assessed land
$80,300
Assessed improvement
$301,500
Land market value
$85,425
Improvement market value
$320,745
Total market value
$406,170
Applied tax rate
520,500.0000
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1820
Heating
STEAM
Cooling
CENTRAL
Buildings
1
Stories
2
Bathrooms
2
Total area
3,570 SF
Lot
0.31 ac (13,423 SF)
Zoning code
LNC
APN
520500 302.16-12-5
UPID
US63-0388523
Jurisdiction
WARREN
Zoning & alternative use
LNC · Glens Falls, NYZoning LNC · permitted uses
LNC · Glens Falls, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
sidential Districts. § 220-13 R-2 Two-Family Residential Districts. § 220-14 R-M Multifamily Residential Districts. Article IV Commercial Zoning Districts § 220-15 C-P; OD Cultural Professional Office District. § 220-16…
General category
COMMERCIAL
Building & site characteristics
From public records
Year built
1820
Heating
STEAM
Cooling
Yes
Stories
2
Buildings
1
Bathrooms
2
Lot
0.31 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
LNC
COMMERCIAL
Jurisdiction
Glens Falls, NY
Recorded code
LNC
Official district
LNC
Official district profile
What the municipal code says about LNC
Zoning description
sidential Districts. § 220-13 R-2 Two-Family Residential Districts. § 220-14 R-M Multifamily Residential Districts. Article IV Commercial Zoning Districts § 220-15 C-P; OD Cultural Professional Office District. § 220-16…
General category
COMMERCIAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for LNC in Glens Falls, NY.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
2 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.
One complete report on every paid plan · 30 · 300 reports per month.
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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