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Property profile & analytics
OFF-MARKET
Strip malls
13 12th Luzerne Rd, Queensbury, NY 12804-3308
Entity Owned
9-yr Hold
Free & Clear
Property ID
US63-2927105
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
1986
Total area
1,648 SF
Lot
1.7 ac (74,052 SF)
Zoning code
O
APN
523400 309.11-2-24
UPID
US63-2927105
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
-
Kelly's Roots Cafe And Marketplace Cafe & Coffee Shop
-
Ginger Benack School of Dance Theater & Performing Art Venue Training Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
13 1/2e Luzerne Road LLC · 9 yrs held
13 1/2e Luzerne Road LLC
since 2016
3 recorded transactions
Zoning & alternative use
O · Queensbury, 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 Queensbury submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Queensbury 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
Tax billed
$1,448
Tax year 2021
Assessed value
$197,700
Assessed 2023
Previous assessed
$197,700
+0.0% YoY
Effective rate
0.73%
On assessed value
Assessed land
$103,500
Assessed improvement
$94,200
Land market value
$121,771
Improvement market value
$110,829
Total market value
$232,600
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
1986
Heating
NONE
Buildings
1
Stories
1
Total area
1,648 SF
Lot
1.7 ac (74,052 SF)
Zoning code
O
APN
523400 309.11-2-24
UPID
US63-2927105
Jurisdiction
WARREN
Zoning & alternative use
O · Queensbury, NY
Zoning O · permitted uses
O · Queensbury, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Queensbury. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1986
Heating
NONE
Stories
1
Buildings
1
Lot
1.7 ac
Current owner
From public records · entity-resolved
13 1/2e Luzerne Road LLC
Entity
Free & Clear · 9 yrs held
Mailing address
443 W MTN RD, QUEENSBURY, NY 12804-8443
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 4, 2016
—
13 1/2e Luzerne Road LLC
Ehlert,william & Catherine
Warranty Deed
related
—
Feb 10, 2015
$175,000
William Ehlert
Spring Thomas F & Helen J
Warranty Deed
$140,000 · Glens Falls Nat'l Bk & Tr Co
—
—
13 1/2 Luzerne Road LLC
—
Deed Of Trust
related
$110,032 · 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.
Try Rey
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