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Property profile & analytics
OFF-MARKET
Estimated value
$305,000
Investment properties
28 Elm St Glens Falls, NY 12801-3527
Entity Owned
8-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US63-3767012
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1970
Total area
4,575 SF
Lot
0.17 ac (7,512 SF)
Zoning code
CCD
APN
520500 309.28-2-4
UPID
US63-3767012
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
-
Hank's Quality Flooring Carpet & Flooring Store Hardware & Home Improvement
-
P & C Northern Ventures, Inc. Restaurant Supplies Big Box & Wholesale Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$305k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$305k
Owner & transaction history
Marler Family Properties LLC · 8 yrs held
Marler Family Properties LLC
since 2017
2 recorded transactions
Zoning & alternative use
CCD · Glens Falls, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
ng Districts § 220-15 C-P; OD Cultural Professional Office District. § 220-16 LNC Local Neighborhood Commercial Districts. § 220-17 GC1 General Commercial District 1. § 220-18 GC2 General Commercial District 2. § 220-19 CCD Central Commercial Districts. Article V Industrial Districts § 220-20 LI Light Industrial Districts. § 220-20.1 LI a-1 Light Industrial…
Zone name
Central Commercial
General category
COMMERCIAL
Zone area
40.24 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 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
$305,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$305k
Range $275k – $336k · ±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
$67 / 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
$344,000
Assessed 2023
Previous assessed
$344,000
+0.0% YoY
Assessed land
$112,600
Assessed improvement
$231,400
Land market value
$119,787
Improvement market value
$246,170
Total market value
$365,957
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
1970
Heating
NONE
Buildings
2
Stories
1
Total area
4,575 SF
Lot
0.17 ac (7,512 SF)
Zoning code
CCD
APN
520500 309.28-2-4
UPID
US63-3767012
Jurisdiction
WARREN
Zoning & alternative use
CCD · Glens Falls, NYZoning 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
Zoning description
ng Districts § 220-15 C-P; OD Cultural Professional Office District. § 220-16 LNC Local Neighborhood Commercial Districts. § 220-17 GC1 General Commercial District 1. § 220-18 GC2 General Commercial District 2. § 220-19 CCD Central Commercial Districts. Article V Industrial Districts § 220-20 LI Light Industrial Districts. § 220-20.1 LI a-1 Light Industrial District. § 220-21 HI Heavy Industrial Districts. Article VI Special Districts § 22
Zone name
Central Commercial
General category
COMMERCIAL
Zone area
40.24 ac
Building & site characteristics
From public records
Year built
1970
Heating
NONE
Stories
1
Buildings
2
Lot
0.17 ac
Current owner
From public records · entity-resolved
Marler Family Properties LLC
Entity
Mailing address
48 S WESTERN AVE, GLENS FALLS, NY 12804-3324
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 7, 2017
—
Marler Family Properties LLC
—
Deed
related
$264,000 · Nbt Bk
—
—
Marler Family Properties LLC
—
Deed Of Trust
related
$264,000 · Nbt Bk
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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