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Property profile & analytics
OFF-MARKET
Estimated value
$9,995,000
Showrooms
186 Broad St, Glens Falls, NY 12801-4128
Individually Owned
1-yr Hold
Property ID
US63-3788816
Property profile
Verified
Property type
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Year built
2020
Total area
64,654 SF
Lot
4.03 ac (175,546 SF)
Zoning code
GC1
APN
520500 309.11-5-40
UPID
US63-3788816
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
-
Kamourian King Artist
-
Fresh Beginnings Children's Academy Daycare Center
-
Broad Street Commons Apartment Building
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$12.36M
Comparable Approach
Comparable
$8.84M
Blend (final)
Blend
$10.00M
Owner & transaction history
William J Miner · 1 yrs held
William J Miner
since 2025
6 recorded transactions
Zoning & alternative use
GC1 · Glens Falls, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$11.9M
+83.0%
Office building
$9.0M
+39.6%
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 Glens Falls submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$13,385,000
6.5%
$12,355,000
7%
$11,470,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$6,475,000
Current use
RESTAURANT
$11,850,000
Change: +83% · Conversion: Difficult
OFFICE BUILDING
$9,035,000
Change: +40% · Conversion: Easy
Blend value · Realmo final
$10.00M
Range $9.00M – $10.99M · ±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
$155 / 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
Assessed value
$7,413,100
Assessed 2023
Previous assessed
$7,413,100
+0.0% YoY
Assessed land
$292,900
Assessed improvement
$7,120,200
Land market value
$311,596
Improvement market value
$7,574,681
Total market value
$7,886,277
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
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Status
Off-Market
Year built
2020
Heating
FORCED AIR
Cooling
CENTRAL
Stories
4
Rooms
6
Bathrooms
1
Total area
64,654 SF
Lot
4.03 ac (175,546 SF)
Zoning code
GC1
APN
520500 309.11-5-40
UPID
US63-3788816
Jurisdiction
WARREN
Zoning & alternative use
GC1 · Glens Falls, NY
Zoning GC1 · permitted uses
GC1 · Glens Falls, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Glens Falls. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$6.5M
RESTAURANT
Est. value
$11.9M
OFFICE BUILDING
Est. value
$9.0M
COMMERCIAL (GENERAL) Current
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
2020
Heating
FORCED AIR
Cooling
Yes
Stories
4
Rooms
6
Bathrooms
1
Lot
4.03 ac
Current owner
From public records · entity-resolved
William J Miner
Individual
Mailing address
1055 SAW ML RIV RD STE #204, ARDSLEY, NY 10502-1050
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 16, 2025
—
William J Miner
William J Miner
Deed
related
—
Apr 30, 2025
—
William J Miner
Rose M Beadle
Deed
—
Dec 16, 2021
—
Joseph C Miner
Aim Hsng Dev Fund Corp
Quit Claim Deed
related
$1,392,000 · Cpc Funding Spe 1 LLC
Nov 22, 2019
—
Broad Street Commons LLC
—
Grant Deed
related
$7,838,910 · Cpc Fndg Spe 1
Nov 12, 2019
—
Broad Street Commons LLC
—
Grant Deed
related
$7,838,910 · Cpc Fndg Spe 1
—
—
Broad Street Commons LLC
—
Deed Of Trust
related
$800,000 · Cpc Fndg Spe 1
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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