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Property profile & analytics
OFF-MARKET
Estimated value
$2,825,000
Investment properties
221 Gln St Glens Falls, NY 12801-3598
Entity Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US63-6137113
Property summary
AI-generated overview
This exceptional mixed-use retail property, located at 221 Glen Street in the heart of Glens Falls, New York's central business district, offers 5,500 square feet of vacant space on the first floor. The building, constructed in 1950 and classified as Class B, boasts a total of 42,636 square feet across a single suite. The property sits on a 0.28-acre lot and is zoned CCD. This presents a unique opportunity for a variety of businesses. The convenient location offers easy access to the downtown area and ample parking is available in a nearby parking garage, just two minutes away. The property's central location makes it ideal for professional offices, civic groups, or children's programs. The building's mixed-use nature provides a vibrant and dynamic environment. This is a rare opportunity to secure a substantial space in a prime location within Warren County, New York, with a zip code of 12801. The property's size and location make it an attractive investment for businesses seeking a prominent presence in the Glens Falls community.
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1950
Total area
42,636 SF
Lot
0.28 ac (12,202 SF)
Zoning code
CCD
APN
520500 302.20-30-11
UPID
US63-6137113
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
-
SPoT Coffee Cafe & Coffee Shop
-
221 Glen Street Property Management Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.83M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.83M
Owner & transaction history
221 Glen LLC · 1 yrs held
221 Glen LLC
since 2024
Last sale
$2.8M
3 recorded transactions
Zoning & alternative use
CCD · Glens Falls, 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 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
$2,825,000
ML approach
$2,825,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$4,270,000
Current use
Blend value · Realmo final
$2.83M
Range $2.54M – $3.11M · ±10% · vs last sale $2.83M (Oct 1 2024)
Last sale anchor
$2.83M
Oct 1 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
$66 / 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
$4,422,300
Assessed 2023
Previous assessed
$4,422,300
+0.0% YoY
Assessed land
$140,700
Assessed improvement
$4,281,600
Land market value
$149,681
Improvement market value
$4,554,893
Total market value
$4,704,574
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1950
Heating
NONE
Cooling
PARTIAL
Buildings
1
Stories
5
Total area
42,636 SF
Lot
0.28 ac (12,202 SF)
Zoning code
CCD
APN
520500 302.20-30-11
UPID
US63-6137113
Jurisdiction
WARREN
Zoning & alternative use
CCD · Glens Falls, NY
Zoning CCD · permitted uses
CCD · 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
$4.3M
COMMERCIAL (GENERAL) Current
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
1950
Heating
NONE
Cooling
Yes
Stories
5
Buildings
1
Lot
0.28 ac
Current owner
From public records · entity-resolved
221 Glen LLC
Entity
Free & Clear · 1 yrs held
Mailing address
757 COLUMBIA TPKE STE #310, EAST GREENBUSH, NY 12061-2612
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
Oct 1, 2024
$2,825,000
221 Glen LLC
Wfcm 2016-c34 Gln St LLC
Deed
—
Jan 25, 2022
$4,881,937
Wfcm 2016 C34 Gln St LLC
221 Gln St Rlty Co LLC
Deed In Lieu Of Foreclosure
related
—
Dec 23, 2005
$1,000,000
221 Glen Street Realty Co LLC
Godnick,gilbert G
Warranty 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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