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Property profile & analytics
OFF-MARKET
Estimated value
$700,000
Retail space
193 Dix Ave, Glens Falls, NY 12801-3243
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US63-2988733
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2008
Total area
8,000 SF
Lot
1 ac (43,560 SF)
Zoning code
LI
APN
520500 303.14-4-1.3
UPID
US63-2988733
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
-
Carquest Auto Parts - GLENS FALLS AUTO & MARINE Auto Parts Store
-
CARQUEST AUTO PARTS #2818 Auto Parts Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$700k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$700k
Owner & transaction history
Bloody Pond Prop Mgt LLC · 2 yrs held
Bloody Pond Prop Mgt LLC
since 2024
Last sale
$700,000
3 recorded transactions
Zoning & alternative use
LI · Glens Falls, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.1M
+124.5%
Commercial (general)
$795,000
+63.2%
Auto repair, garage
$725,000
+48.9%
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
$700,000
ML approach
$700,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$490,000
Current use
RESTAURANT
$1,095,000
Change: +124% · Conversion: Easy
COMMERCIAL (GENERAL)
$795,000
Change: +63% · Conversion: Easy
AUTO REPAIR, GARAGE
$725,000
Change: +49% · Conversion: Difficult
OFFICE BUILDING
$475,000
Change: -3% · Conversion: Easy
Blend value · Realmo final
$700k
Range $630k – $770k · ±10% · vs last sale $700k (Jan 2 2024)
Last sale anchor
$700k
Jan 2 2024
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
$88 / 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
$527,600
Assessed 2023
Previous assessed
$527,600
+0.0% YoY
Assessed land
$129,300
Assessed improvement
$398,300
Land market value
$137,553
Improvement market value
$423,724
Total market value
$561,277
Applied tax rate
523,418.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2008
Heating
NONE
Buildings
1
Stories
1
Total area
8,000 SF
Lot
1 ac (43,560 SF)
Zoning code
LI
APN
520500 303.14-4-1.3
UPID
US63-2988733
Jurisdiction
WARREN
Zoning & alternative use
LI · Glens Falls, NY
Zoning LI · permitted uses
LI · 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
RETAIL STORES Current
Est. value
$490,000
RESTAURANT
Est. value
$1.1M
COMMERCIAL (GENERAL)
Est. value
$795,000
AUTO REPAIR, GARAGE
Est. value
$725,000
OFFICE BUILDING
Est. value
$475,000
RETAIL STORES Current
RESTAURANT
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
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
2008
Heating
NONE
Stories
1
Buildings
1
Lot
1 ac
Current owner
From public records · entity-resolved
Bloody Pond Prop Mgt LLC
Entity
Mailing address
1827 STATE RTE 9TH 9, LAKE GEORGE, NY 12845-3701
Ownership since
2024
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
Jan 2, 2024
$700,000
Bloody Pond Prop Mgt LLC
Redcap LLC
Warranty Deed
$350,000 · Adirondack Trust Company
Jan 23, 2009
$600,900
Redcap LLC
Glens Falls Urban Renewal
Grant Deed
—
Aug 19, 2008
$100,000
Rozell Dev LLC
Glens Falls Urban Renewal Agen
Grant 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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