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Property profile & analytics
OFF-MARKET
Estimated value
$1,555,000
Manufacturing properties
22 Ferguson Ln Queensbury, NY 12804-7641
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US63-2727584
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
2007
Total area
20,000 SF
Lot
1.9 ac (82,764 SF)
Zoning code
PIC75
APN
534489 137.-2-1.14
UPID
US63-2727584
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
-
Equustock New York Plant Industrial Manufacturer Production Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.52M
CAP Approach
CAP
$1.91M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.56M
Owner & transaction history
22 N Ferguson LLC · 6 yrs held
22 N Ferguson LLC
since 2020
Last sale
$1.2M
3 recorded transactions
Zoning & alternative use
PIC75 · Queensbury, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.5M
+102.9%
Warehouse, storage
$1.3M
+81.8%
Auto repair, garage
$1.3M
+81.8%
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
$2,045,000
ML approach
$1,520,000
CAP Approach
CAP Return
Estimation
6%
$2,060,000
6.5%
$1,905,000
7%
$1,765,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,505,000
Change: +103% · Conversion: Difficult
WAREHOUSE, STORAGE
$1,345,000
Change: +82% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,345,000
Change: +82% · Conversion: Easy
RETAIL STORES
$1,230,000
Change: +66% · Conversion: Moderate
Blend value · Realmo final
$1.56M
Range $1.40M – $1.71M · ±10% · vs last sale $1.15M (Feb 4 2020)
Last sale anchor
$1.15M
Feb 4 2020
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
$78 / 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
$860,000
Assessed 2023
Previous assessed
$860,000
+0.0% YoY
Assessed land
$42,700
Assessed improvement
$817,300
Land market value
$42,700
Improvement market value
$817,300
Total market value
$860,000
Applied tax rate
534,401.0000
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
2007
Heating
NONE
Buildings
1
Stories
1
Total area
20,000 SF
Lot
1.9 ac (82,764 SF)
Zoning code
PIC75
APN
534489 137.-2-1.14
UPID
US63-2727584
Jurisdiction
WASHINGTON
Zoning & alternative use
PIC75 · Queensbury, NY
Zoning PIC75 · permitted uses
PIC75 · 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
OFFICE BUILDING
Est. value
$1.5M
WAREHOUSE, STORAGE
Est. value
$1.3M
AUTO REPAIR, GARAGE
Est. value
$1.3M
RETAIL STORES
Est. value
$1.2M
OFFICE BUILDING
WAREHOUSE, STORAGE
AUTO REPAIR, GARAGE
RETAIL STORES
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
2007
Heating
NONE
Stories
1
Buildings
1
Lot
1.9 ac
Current owner
From public records · entity-resolved
22 N Ferguson LLC
Entity
Mailing address
8179 STARWOOD DR STE #1, LOVES PARK, IL 61111-5718
Ownership since
2020
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
Feb 4, 2020
$1,150,000
22 N Ferguson LLC
Equustock Ll
Grant Deed
$750,000 · Parkside Fin'l Bk&tr
Jan 20, 2017
$1,000,000
Equustock LLC
Rws Manufacturing INC
Grant Deed
—
May 5, 2016
—
Rws Manufacturing INC
Warren Of Wash Co Ida
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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