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Property profile & analytics
FOR LEASE
Retail space
281 Dix Ave, Queensbury, NY 12804
Entity Owned
3-yr Hold
Free & Clear
Property ID
US63-2325163
For Lease
1 / 6
$10 SF/Yr
281 Dix Ave, Queensbury, NY 12804
View Listing →
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1988
Total area
9,440 SF
Lot
2.01 ac (87,556 SF)
Zoning code
CI
APN
523400 303.15-1-4
UPID
US63-2325163
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
-
Meier Supply Glens Falls Big Box & Wholesale Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.44M
CAP Approach
CAP
$1.41M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.30M
Owner & transaction history
F M Distributing LLC · 3 yrs held
F M Distributing LLC
since 2022
Last sale
$1.1M
2 recorded transactions
Zoning & alternative use
CI · Queensbury, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.4M
+139.9%
Restaurant
$1.4M
+134.4%
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
$1,425,000
ML approach
$1,435,000
CAP Approach
CAP Return
Estimation
6%
$1,520,000
6.5%
$1,405,000
7%
$1,305,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,395,000
Change: +140% · Conversion: Easy
RESTAURANT
$1,365,000
Change: +134% · Conversion: Easy
Blend value · Realmo final
$1.30M
Range $1.17M – $1.42M · ±10% · vs last sale $1.10M (Jul 20 2022)
Last sale anchor
$1.10M
Jul 20 2022
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
$137 / 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
$4,462
Tax year 2021
Assessed value
$771,000
Assessed 2023
Previous assessed
$771,000
+0.0% YoY
Effective rate
0.58%
On assessed value
Assessed land
$235,500
Assessed improvement
$535,500
Land market value
$277,071
Improvement market value
$630,029
Total market value
$907,100
Applied tax rate
523,402.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
For Lease
Year built
1988
Heating
NONE
Cooling
CENTRAL
Buildings
4
Stories
1
Total area
9,440 SF
Lot
2.01 ac (87,556 SF)
Zoning code
CI
APN
523400 303.15-1-4
UPID
US63-2325163
Jurisdiction
WARREN
Zoning & alternative use
CI · Queensbury, NY
Zoning CI · permitted uses
CI · Queensbury, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Queensbury. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$1.4M
RESTAURANT
Est. value
$1.4M
COMMERCIAL (GENERAL)
RESTAURANT
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
1988
Heating
NONE
Cooling
Yes
Stories
1
Buildings
4
Lot
2.01 ac
Current owner
From public records · entity-resolved
F M Distributing LLC
Entity
Free & Clear · 3 yrs held
Mailing address
275 BROOME CORPORATE PKWY, CONKLIN, NY 13748-1511
Ownership since
2022
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
Jul 20, 2022
$1,100,000
F M Distributing LLC
Switchco LLC
Deed
—
Aug 3, 2012
—
Switchco LLC
Nudi,gerard
Grant 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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