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    28 Main St South Glens Falls, NY 12803-4732
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    Property profile & analytics

    28 Main St, South Glens Falls, NY 12803-4732

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    • Investment properties
    • 2,569 SF
    • 0.28 lot acres
    Off-Market
    Last Sale Nov 23, 2021
    $638,000
    Property ID
    US63-2574381
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.
    Value Estimations
    $635,000
    Show details
    Cap Rate Potential
    4.5%
    Investment properties
    Location Intelligence

    Current Use by Public Records

    • Wash and Wear Laundry / (Bike/Boat/Book/etc) Store

    Property Details for 28 Main St

    Year built
    1965
    Lot size
    0.28 lot acres
    Zone code
    C1
    Property type
    Investment properties
    Property subtype
    Retail residential properties
    APN
    414401 37.45-1-9
    APU
    414401374519

    Sales History

    Date Price Buyer Seller Deed Type Mortgage
    Nov 23, 2021 $638,000 Melchizedek Laudromat LLC Cia Holdings LLC Warranty Deed $744k · Cia Holdings LLC
    Dec 26, 2019 $575,000 Cia Holdings LLC K Chen Properties LLC Warranty Deed · related $460k · Nbt Bk
    Jan 29, 2014 $100,000 K Chen Properties LLC Wash & Wear Ny LLC Warranty Deed —
    Jun 18, 2013 — Wash & Wear Ny LLC Wash & Wear Ny LLC Quit Claim Deed · related —
    Apr 24, 2013 $45,000 Wash & Wear Ny LLC Leemilts Petroleum INC Grant Deed —

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      Statistic approach
      $695,000
      ML approach
      $735,000

    • CAP approach

      CAP Return
      Estimation
      6%
      $520,000
      6.5%
      $480,000
      7%
      $445,000

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $424,000
      Market price range: $185k - $424k
      AI Estimate
      $439,000
      Market price range: $188k - $440k

    • Alternative Use

      Use
      Estimation
      OFFICE BUILDING
      $510,000
      AUTO REPAIR, GARAGE
      $415,000

    Get a detailed, property-specific estimation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    South Glens Falls
    County
    Saratoga
    State
    New York
    Longitude
    -73.6395
    Latitude
    43.3034
    CBSA code
    10580
    CBSA name
    ALBANY-SCHENECTADY-TROY, NY METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    0
    $0.00
    $61,700
    $568,300
    $630,000
    -
    $61,700
    $568,300
    $630,000

    Comparable in this City

    • Value Estimation by Request
      960 SF

      72 Sisson Rd

      STORE/OFFICE (MIXED USE)
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      1,600 SF

      92 Saratoga Ave

      STORE/OFFICE (MIXED USE)
      92 Saratoga Ave, South Glens Falls, NY 12803-5129
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    • Value Estimation by Request
      3,900 SF

      73 Saratoga Ave

      STORE/OFFICE (MIXED USE)
      73 Saratoga Ave, South Glens Falls, NY 12803-5134
      View Details
    • Value Estimation by Request
      7,676 SF

      140 Saratoga Ave, Unit 148

      STORE/OFFICE (MIXED USE)
      140 Saratoga Ave, South Glens Falls, NY 12803-5263
      View Details
    • Value Estimation by Request
      3,040 SF

      291 Ft Edward Rd

      STORE/OFFICE (MIXED USE)
      291 Ft Edward Rd, South Glens Falls, NY 12803-5018
      View Details
    • Value Estimation by Request
      5,040 SF

      83 Main St

      STORE/OFFICE (MIXED USE)
      83 Main St, South Glens Falls, NY 12803
      View Details

    Similar Nearby for Sale

    • $286,000
      908 SF

      Main Street Commercial Building For Sale

      Mixed-use building with garage on Main Street.
      225 Main St, South Glens Falls, NY 12803
      View Details
    • $779,000
      2,500 SF

      Established Pizzeria and Ice Cream Business

      Turn-key business opportunity in South Glens Falls.
      75 Saratoga Ave, South Glens Falls, NY 12803
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    • Contact for pricing
      908 SF

      South Glens Falls Commercial Building

      Commercial building with attached garage on Main Street.
      225 Main St, South Glens Falls, NY 12803
      View Details
    • $275,000

      Vacant Commercial Lot For Sale

      1.15 acre vacant lot with high traffic count.
      110-112 Saratoga Ave, South Glens Falls, NY 12803
      View Details
    • Contact for pricing

      Renovated Commercial Property on Saratoga

      Versatile, renovated commercial building with high visibility and flexible space.
      132 Saratoga Ave, South Glens Falls, NY 12803
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      Land on Route 9 Available

      Land available on Route 9 with light industrial zoning.
      Us-9, Glens Falls, NY 12803
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    Similar Nearby for Lease

    • $9 SF/Yr
      11,000 SF

      South Glens Falls Retail Suites

      Multiple retail suites available for lease in South Glens Falls.
      131 Saratoga Ave, South Glens Falls, NY 12803
      View Details
    • Contact for pricing

      South Glens Falls Retail Suites

      Retail suites available for lease in South Glens Falls.
      131 Saratoga Ave, South Glens Falls, NY 12803
      View Details
    • $3,600 /Mo
      4,316 SF

      Versatile Flex Space on Route 9

      Office/flex space with overhead doors, suitable for various businesses.
      1638 Route 9, South Glens Falls, NY 12803
      View Details
    • Contact for pricing
      2,000 SF

      Landmark Shopping Center Space

      Retail space in high-traffic shopping center, great exposure.
      42-114 Main St, South Glens Falls, NY 12803
      View Details
    • Contact for pricing

      Retail Space For Lease

      Retail space available for lease in South Glens Falls.
      27 Gansevoort Rd, South Glens Falls, NY 12803
      View Details

    Property Visit Statistics

    • Visits by month
      25.0k
    • Visitors by month
      14.3k
    • Avg Time on site
      9 min
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    South Glens Falls, NY 12803-4732
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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