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Property profile & analytics
OFF-MARKET
Estimated value
$6,015,000
Warehouses
126-138 Harrison Ave, South Glens Falls, NY 12803
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US63-3584481
Property profile
Verified
Property type
Warehouses
Use group
BULK STORAGE, TANKS
Year built
2009
Total area
3,000 SF
Lot
14.95 ac (651,222 SF)
Zoning code
C
APN
414489 37.-1-37
UPID
US63-3584481
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$6.05M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$6.02M
Owner & transaction history
All Purpose Storage S LLC · 5 yrs held
All Purpose Storage S LLC
since 2021
Last sale
$6.0M
4 recorded transactions
Zoning & alternative use
C · South Glens Falls, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 South Glens Falls submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs South 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
$6,515,000
ML approach
$6,050,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$6.02M
Range $5.41M – $6.62M · ±10% · vs last sale $6.00M (Jun 25 2021)
Last sale anchor
$6.00M
Jun 25 2021
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
$2,005 / 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
Property tax & assessments
Assessed value
$6,300,000
Assessed 2023
Previous assessed
$4,600,000
+37.0% YoY
Assessed land
$280,000
Assessed improvement
$6,020,000
Land market value
$280,000
Improvement market value
$6,020,000
Total market value
$6,300,000
Applied tax rate
414,401.0000
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
Warehouses
Use group
BULK STORAGE, TANKS
Status
Off-Market
Year built
2009
Heating
NONE
Buildings
5
Stories
1
Total area
3,000 SF
Lot
14.95 ac (651,222 SF)
Zoning code
C
APN
414489 37.-1-37
UPID
US63-3584481
Jurisdiction
SARATOGA
Zoning & alternative use
C · South Glens Falls, NY
Zoning C · permitted uses
C · South Glens Falls, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
South Glens Falls. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
2009
Heating
NONE
Stories
1
Buildings
5
Lot
14.95 ac
Current owner
From public records · entity-resolved
All Purpose Storage S LLC
Entity
Mailing address
4007 DEAN MARTIN DR, LAS VEGAS, NV 89103-4137
Ownership since
2021
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
Jun 25, 2021
$6,000,000
All Purpose Storage S LLC
Harrison Ave Self Sto LLC
Deed
$4,400,000 · Customers Bank
Jun 8, 2016
—
Harrison Avenue Self Storage L
Perkins,robert L JR
Warranty Deed
$258,927 · Adirondack Trust Co
Aug 13, 2014
—
Harrison Avenue Self Storage L
—
Trustees Deed
related
$377,818 · Nbt Bk
—
—
Avenue Self Storage L Harrison
—
Deed Of Trust
related
$377,818 · Nbt Bk
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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