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Property profile & analytics
OFF-MARKET
Estimated value
$2,990,000
Warehouses
35 7th Pruyns Is Dr, Glens Falls, NY 12801
Entity Owned
20-yr Hold
Free & Clear
Property ID
US63-4295047
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1970
Total area
30,130 SF
Lot
9.71 ac (422,968 SF)
Zoning code
HI
APN
520500 309.16-23-9
UPID
US63-4295047
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
$3.48M
Comparable Approach
Comparable
$3.19M
Blend (final)
Blend
$2.99M
Owner & transaction history
Clc Real Estate Corp · 20 yrs held
Clc Real Estate Corp
since 2005
1 recorded transaction
Zoning & alternative use
HI · Glens Falls, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$4.2M
+121.3%
Commercial (general)
$3.0M
+58.6%
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
by Request
CAP Approach
CAP Return
Estimation
6%
$3,770,000
6.5%
$3,480,000
7%
$3,235,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$1,905,000
Current use
OFFICE BUILDING
$4,210,000
Change: +121% · Conversion: Difficult
COMMERCIAL (GENERAL)
$3,015,000
Change: +59% · Conversion: Difficult
Blend value · Realmo final
$2.99M
Range $2.69M – $3.29M · ±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
$99 / 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
$2,839,400
Assessed 2023
Previous assessed
$2,839,400
+0.0% YoY
Assessed land
$319,000
Assessed improvement
$2,520,400
Land market value
$339,362
Improvement market value
$2,681,276
Total market value
$3,020,638
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1970
Heating
NONE
Cooling
PARTIAL
Buildings
2
Stories
1
Total area
30,130 SF
Lot
9.71 ac (422,968 SF)
Zoning code
HI
APN
520500 309.16-23-9
UPID
US63-4295047
Jurisdiction
WARREN
Zoning & alternative use
HI · Glens Falls, NY
Zoning HI · permitted uses
HI · Glens Falls, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Glens Falls. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$1.9M
OFFICE BUILDING
Est. value
$4.2M
COMMERCIAL (GENERAL)
Est. value
$3.0M
WAREHOUSE, STORAGE Current
OFFICE BUILDING
COMMERCIAL (GENERAL)
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
1970
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Lot
9.71 ac
Current owner
From public records · entity-resolved
Clc Real Estate Corp
Entity
Free & Clear · 20 yrs held
Mailing address
4503 RED SPRUCE LN, MANLIUS, NY 13104-8313
Ownership since
2005
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 30, 2005
—
Clc Real Estate Corp
Charlebois,claude C & Lesley
Warranty Deed
related
—
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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