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Property profile & analytics
OFF-MARKET
Estimated value
$2,080,000
Medical Office Space
133 Aviation Rd, Queensbury, NY 12804-8206
Individually Owned
1-yr Hold
Free & Clear
Property ID
US63-2399714
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL CLINIC
Year built
1984
Total area
17,965 SF
Lot
1.86 ac (81,022 SF)
Zoning code
MDR
APN
523400 295.18-2-10
UPID
US63-2399714
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
-
Carner Shannon M Physician
-
Patricia Howard Physician Medical Clinic
-
Elizabeth Crevoiserat Physician
-
Elizabeth Mcintyre Physician
-
Kelly Collins Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.08M
Owner & transaction history
United Cerebral Palsy Asn · 1 yrs held
United Cerebral Palsy Asn
since 2025
2 recorded transactions
Zoning & alternative use
MDR · 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
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,655,000
Change: 0% · Conversion: Easy
RESTAURANT
$2,595,000
Change: 0% · Conversion: Difficult
OFFICE BUILDING
$1,350,000
Change: 0% · Conversion: Easy
Blend value · Realmo final
$2.08M
Range $1.87M – $2.29M · ±10%
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
$116 / 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
Tax billed
$513
Tax year 2021
Assessed value
$1,825,700
Assessed 2023
Previous assessed
$1,825,700
+0.0% YoY
Effective rate
0.03%
On assessed value
Assessed land
$103,600
Assessed improvement
$1,722,100
Land market value
$121,883
Improvement market value
$2,026,017
Total market value
$2,147,900
Applied tax rate
523,402.0000
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
Medical Office Space
Use group
MEDICAL CLINIC
Status
Off-Market
Year built
1984
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
17,965 SF
Lot
1.86 ac (81,022 SF)
Zoning code
MDR
APN
523400 295.18-2-10
UPID
US63-2399714
Jurisdiction
WARREN
Zoning & alternative use
MDR · Queensbury, NY
Zoning MDR · permitted uses
MDR · 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.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$2.7M
RESTAURANT
Est. value
$2.6M
OFFICE BUILDING
Est. value
$1.4M
COMMERCIAL (GENERAL)
RESTAURANT
OFFICE BUILDING
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
1984
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
1.86 ac
Current owner
From public records · entity-resolved
United Cerebral Palsy Asn
Individual
Free & Clear · 1 yrs held
Mailing address
5 WARREN ST, GLENS FALLS, NY 12801-4565
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 30, 2025
—
United Cerebral Palsy Asn
Warren & Wa Counties
Deed
—
May 2, 2025
—
United Cerebral Palsy INC
Warren Wa Counties Ida
Deed
—
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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