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Property profile & analytics
OFF-MARKET
Estimated value
$960,000
Assisted living facilities
39 Longview Dr 71-88 Queensbury, NY 12804-5935
Entity Owned
18-yr Hold
Free & Clear
Property ID
US63-4357491
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2000
Total area
194,646 SF
Lot
41.38 ac (1,802,513 SF)
Zoning code
PUD
APN
523400 296.8-1-3
UPID
US63-4357491
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
-
The Glen at Hiland Meadows Retirement Community
-
Carolyn M. Trzaskos, OT Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$960k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$960k
Owner & transaction history
County Of Warren · 18 yrs held
County Of Warren
since 2007
2 recorded transactions
Zoning & alternative use
PUD · Queensbury, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
neral criteria. § 179-10-070 Specific standards. § 179-10-080 Expiration. § 179-10-090 Revocation of permit. § 179-10-100 Enforcement. § 179-10-110 Amendments. Article 11 (Reserved) Article 12 Planned Unit Developments (PUD) § 179-12-010 Intent and objectives. § 179-12-020 General requirements. § 179-12-030 Considerations. § 179-12-040 Common property. § 179…
Zone name
Planned Unit Development
General category
PLANNED_DEVELOPMENT
Zone area
2,487.45 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 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
by Request
ML approach
$960,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$960k
Range $864k – $1.06M · ±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
$5 / 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
$1,234
Tax year 2021
Assessed value
$36,643,000
Assessed 2023
Previous assessed
$29,075,400
+26.0% YoY
Effective rate
0.00%
On assessed value
Assessed land
$1,720,400
Assessed improvement
$34,922,600
Land market value
$2,023,999
Improvement market value
$41,085,401
Total market value
$43,109,400
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
2000
Heating
HOT WATER
Cooling
CENTRAL
Buildings
21
Stories
2
Bathrooms
36
Total area
194,646 SF
Lot
41.38 ac (1,802,513 SF)
Zoning code
PUD
APN
523400 296.8-1-3
UPID
US63-4357491
Jurisdiction
WARREN
Zoning & alternative use
PUD · Queensbury, NYZoning PUD · permitted uses
PUD · Queensbury, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
neral criteria. § 179-10-070 Specific standards. § 179-10-080 Expiration. § 179-10-090 Revocation of permit. § 179-10-100 Enforcement. § 179-10-110 Amendments. Article 11 (Reserved) Article 12 Planned Unit Developments (PUD) § 179-12-010 Intent and objectives. § 179-12-020 General requirements. § 179-12-030 Considerations. § 179-12-040 Common property. § 179-12-050 Applications and zoning approvals. § 179-12-060 Changes in plan. § 179-12-0
Zone name
Planned Unit Development
General category
PLANNED_DEVELOPMENT
Zone area
2,487.45 ac
Building & site characteristics
From public records
Year built
2000
Heating
HOT WATER
Cooling
Yes
Stories
2
Buildings
21
Bathrooms
36
Lot
41.38 ac
Current owner
From public records · entity-resolved
County Of Warren
Entity
Free & Clear · 18 yrs held
Mailing address
1300 MASSACHUSETTS AVE #5, TROY, NY 12180-1628
Ownership since
2007
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
Aug 24, 2021
—
Beechwood INC
—
Deed
related
$27,463,500 · Warren&wa Civic De
Aug 9, 2007
—
County Of Warren
Gfh Resources INC
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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