Individually Owned Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Year built
1988
Total area
9,101 SF
Lot
1.15 ac (50,094 SF)
Zoning code
CI-18
APN
523400 309.14-1-5
UPID
US63-1397401
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.24M
Blend (final)
Blend
$1.11M
Owner & transaction history
since 2019
2 recorded transactions
Zoning & alternative use
CI-18 · Queensbury, NY
Zoning description
Commercial Intensive (CI), Commercial Intensive Exit 18 (CI-18) and Commercial Moderate (CM) Zones. [Amended 1-28-2011 by L.L. No. 2-2011 ; 4-18-2016 by L.L. No. 3-2016 ] A. Design districts. (1) Route 9 North District:…
General category
COMMERCIAL
Top alternative use upside
Restaurant
$1.7M
+7.3%
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.
All 10 comparables with addresses
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
$1.11M
Value range
$995k – $1.22M
±10% around blend
Estimated value / SF
$121 / SF
Confidence
High
10 county-verified comps
Property data
100
Market benchmarks
100
Comparable evidence
100
$995k
blend $1.11M
$1.22M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
9,101 SF
Lot area
1.15 ac
Year built
1988
Stories
1
APN
523400 309.14-1-5
Zoning
CI-18
Assessed value
$633,800
Annual tax
$5,808
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$1.17M
Weighted, 10 comps · high confidence
Evidence
10 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
15.9 mi away · 9,332 SF
15.9 mi away · 9,332 SF
15.9 mi away · 9,332 SF
15.9 mi away · 9,332 SF
15.9 mi away · 9,332 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$1.11M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 27 sales
$171
-29%
Submarket 115 sales
$117
+3%
County 172 sales
$122
-1%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $121/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Restaurant
Gross theoretical uplift
+7%
vs current-use indication
Commercial (general) · current use
Office Building
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
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
Comparable evidence · 10 sales
Market rates by use type
PDF export
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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$634k
Move the market yield to see immediate price impact.
Value / SF
$70
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%
$40k
$799k
$570k
$444k
$44k
$887k
$634k
$493k
$49k
$976k
$697k
$542k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
10 found
High confidence · county-verified
Closest comparable
$390k
8.8 mi · Apr 2026 · $47/SF
Property tax & assessments
Tax year 2021Property tax & assessments
Tax year 2021
Tax billed
$5,808
Tax year 2021
Assessed value
$633,800
Assessed 2023
Previous assessed
$633,800
+0.0% YoY
Effective rate
0.92%
On assessed value
Assessed land
$633,800
Land market value
$745,600
Total market value
$745,600
Applied tax rate
523,402.0000
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Year built
1988
Heating
NONE
Stories
1
Total area
9,101 SF
Lot
1.15 ac (50,094 SF)
Zoning code
CI-18
APN
523400 309.14-1-5
UPID
US63-1397401
Jurisdiction
WARREN
Zoning & alternative use
CI-18 · Queensbury, NYZoning CI-18 · permitted uses
CI-18 · Queensbury, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
Commercial Intensive (CI), Commercial Intensive Exit 18 (CI-18) and Commercial Moderate (CM) Zones. [Amended 1-28-2011 by L.L. No. 2-2011 ; 4-18-2016 by L.L. No. 3-2016 ] A. Design districts. (1) Route 9 North District:…
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
1988
Heating
NONE
Stories
1
Lot
1.15 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
CI-18
COMMERCIAL
Jurisdiction
Queensbury, NY
Recorded code
CI-18
Official district
CI-18
Official district profile
What the municipal code says about CI-18
Zoning description
Commercial Intensive (CI), Commercial Intensive Exit 18 (CI-18) and Commercial Moderate (CM) Zones. [Amended 1-28-2011 by L.L. No. 2-2011 ; 4-18-2016 by L.L. No. 3-2016 ] A. Design districts. (1) Route 9 North District:…
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 CI-18 in Queensbury, NY.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
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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