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Property profile & analytics
OFF-MARKET
Parking lots & garages
28 Walnut St Glens Falls, NY 12801
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US63-2585921
Property profile
Verified
Property type
Parking lots & garages
Use group
PARKING LOT
Lot
0.04 ac (1,765 SF)
Zoning code
GC1
APN
520500 303.17-11-10
UPID
US63-2585921
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Giovanni Fresco LLC · 3 yrs held
Giovanni Fresco LLC
since 2023
Last sale
$125,000
2 recorded transactions
Zoning & alternative use
GC1 · Glens Falls, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
te-Density Residential to Heavy Industrial. [Added 8-9-2022 by L.L. No. 3-2022 ] O. The Zoning Map is amended in the following manner: The boundary line between the Multifamily Residential (R-M) to General Commercial 1 (GC-1) shall be amended by changing the zoning of one parcel, Tax Map No. 302.20-21-2, 4 Sherman Avenue. The zoning of the parcel shall be ch…
Zone name
General Commercial 1
General category
COMMERCIAL
Zone area
127.40 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$15,400
Assessed 2023
Previous assessed
$15,400
+0.0% YoY
Assessed land
$12,400
Assessed improvement
$3,000
Land market value
$13,192
Improvement market value
$3,191
Total market value
$16,383
Applied tax rate
523,418.0000
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
Parking lots & garages
Use group
PARKING LOT
Status
Off-Market
Heating
NONE
Lot
0.04 ac (1,765 SF)
Zoning code
GC1
APN
520500 303.17-11-10
UPID
US63-2585921
Jurisdiction
WARREN
Zoning & alternative use
GC1 · Glens Falls, NYZoning GC1 · permitted uses
GC1 · Glens Falls, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
te-Density Residential to Heavy Industrial. [Added 8-9-2022 by L.L. No. 3-2022 ] O. The Zoning Map is amended in the following manner: The boundary line between the Multifamily Residential (R-M) to General Commercial 1 (GC-1) shall be amended by changing the zoning of one parcel, Tax Map No. 302.20-21-2, 4 Sherman Avenue. The zoning of the parcel shall be changed from the current Multifamily Residential to General Commercial 1. [Added 12-12
Zone name
General Commercial 1
General category
COMMERCIAL
Zone area
127.40 ac
Building & site characteristics
From public records
Heating
NONE
Lot
0.04 ac
Current owner
From public records · entity-resolved
Giovanni Fresco LLC
Entity
Mailing address
1132 LAURAL LN, MALTA, NY 12020-3820
Ownership since
2023
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
Feb 23, 2023
$125,000
Giovanni Fresco LLC
Servantis Of The Word INC
Warranty Deed
$125,000 · Adirondack Trust Company
Nov 4, 2021
—
Servants Of The Word INC
—
Deed
related
$112,000 · Adirondack Trust Company
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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