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Property profile & analytics
OFF-MARKET
Estimated value
$300,000
Investment properties
260 Sanford St Queensbury, NY 12801-2474
Individually Owned
Free & Clear
Property ID
US63-3067504
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1980
Total area
2,289 SF
Lot
0.95 ac (41,382 SF)
Zoning code
MDR
APN
523400 303.10-1-3
UPID
US63-3067504
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
-
Sanford Manor Physician Medical Clinic
-
Pat Henele, PhD Physician
-
Patricia A. Henel, PH Physician Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$300k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$300k
Owner & transaction history
GERALD HENEL
GERALD HENEL
Zoning & alternative use
MDR · Queensbury, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
4 . (d) Residential development guidelines. Design guidelines for placement of new residential dwellings are set forth in § 179-4-010 of this chapter. (3) Moderate-density residential. The Moderate Density Residential (MDR) District is intended to protect the character of Queensbury's low-, medium- and high-density, strictly single-family neighborhoods and t…
Zone name
Moderate Density Residential
General category
RESIDENTIAL
Zone area
8,823.90 ac
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
$300,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$300k
Range $270k – $330k · ±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
$131 / 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
$1,412
Tax year 2021
Assessed value
$232,000
Assessed 2023
Previous assessed
$232,000
+0.0% YoY
Effective rate
0.61%
On assessed value
Assessed land
$106,500
Assessed improvement
$125,500
Land market value
$125,275
Improvement market value
$147,625
Total market value
$272,900
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
1980
Heating
NONE
Buildings
2
Stories
2
Bathrooms
0
Total area
2,289 SF
Lot
0.95 ac (41,382 SF)
Zoning code
MDR
APN
523400 303.10-1-3
UPID
US63-3067504
Jurisdiction
WARREN
Zoning & alternative use
MDR · Queensbury, NYZoning MDR · permitted uses
MDR · Queensbury, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
4 . (d) Residential development guidelines. Design guidelines for placement of new residential dwellings are set forth in § 179-4-010 of this chapter. (3) Moderate-density residential. The Moderate Density Residential (MDR) District is intended to protect the character of Queensbury's low-, medium- and high-density, strictly single-family neighborhoods and to create more walkable neighborhoods. This area of the Town is described in the "N
Zone name
Moderate Density Residential
General category
RESIDENTIAL
Zone area
8,823.90 ac
Building & site characteristics
From public records
Year built
1980
Heating
NONE
Stories
2
Buildings
2
Bathrooms
0
Lot
0.95 ac
Current owner
From public records · entity-resolved
GERALD HENEL
Individual
Free & Clear · 0 yrs held
Mailing address
260 SANFORD ST, QUEENSBURY, NY 12801-2474
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
—
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
No recorded transactions
No recorded transactions found for this property.
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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