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Property profile & analytics
FOR SALE
Investment properties
40 Main St, South Glens Falls, NY 12803
Entity Owned
19-yr Hold
Absentee Owner
Free & Clear
Property ID
US63-0053259
For Sale
1 / 33
$850,000
40 Main St, South Glens Falls, NY 12803
View Listing →
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1981
Total area
5,387 SF
Lot
0.54 ac (23,522 SF)
Zoning code
C1
APN
414401 37.45-1-27.1
UPID
US63-0053259
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
-
Sorrentino's Delicatessen & Market Take-out & Catering Specialty Food Shop
-
TEASE Salon And Beauty Bar Hair Salon
-
Pacyna Edward J Alternative Medicine Practice Spa & Massage Center
-
Dragonfly Massage Therapy Alternative Medicine Practice Spa & Massage Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$587k
Blend (final)
Blend
$625k
Owner & transaction history
Sorrentino Holdings LLC · 19 yrs held
Sorrentino Holdings LLC
since 2006
4 recorded transactions
Zoning & alternative use
C1 · South Glens Falls, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$865,000
+36.9%
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 South Glens Falls submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs South 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$630,000
Current use
AUTO REPAIR, GARAGE
$865,000
Change: +37% · Conversion: Difficult
Blend value · Realmo final
$625k
Range $563k – $688k · ±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
$116 / 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
Property tax & assessments
Assessed value
$505,000
Assessed 2023
Previous assessed
$480,000
+5.2% YoY
Assessed land
$116,100
Assessed improvement
$388,900
Land market value
$116,100
Improvement market value
$388,900
Total market value
$505,000
Applied tax rate
414,401.0000
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
For Sale
Year built
1981
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
5,387 SF
Lot
0.54 ac (23,522 SF)
Zoning code
C1
APN
414401 37.45-1-27.1
UPID
US63-0053259
Jurisdiction
SARATOGA
Zoning & alternative use
C1 · South Glens Falls, NY
Zoning C1 · permitted uses
C1 · South Glens Falls, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
South Glens Falls. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$630,000
AUTO REPAIR, GARAGE
Est. value
$865,000
COMMERCIAL (GENERAL) Current
AUTO REPAIR, GARAGE
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
1981
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
0.54 ac
Current owner
From public records · entity-resolved
Sorrentino Holdings LLC
Entity
Free & Clear · 19 yrs held
Mailing address
241 GROOMS RD, HALFMOON, NY 12065-6217
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2006
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 22, 2018
—
Sorrentino Holdings LLC
—
Deed
related
$100,000 · Nbt Bk
Aug 18, 2006
$445,000
Sorrentino Holdings LLC
Beshara,michael
Warranty Deed
related
—
—
—
Sorrentino Holdings LLC
—
Deed Of Trust
related
$100,000 · Nbt Bk
—
—
Sorrentino Holdings LLC
—
Deed Of Trust
related
$310,000 · Nbt Bank NA
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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