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Property profile & analytics
OFF-MARKET
Estimated value
$2,565,000
Office buildings
42 Rdg St Glens Falls, NY 12801-3610
Entity Owned
9-yr Hold
Free & Clear
Property ID
US63-2268922
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1904
Total area
20,904 SF
Lot
0.31 ac (13,467 SF)
Zoning code
CCD
APN
520500 302.20-30-9
UPID
US63-2268922
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
-
Glens Falls City Treasurer City Tax Office
-
Glens Falls Recreation Department City Government Office
-
Glens Falls Police Department Police Department
-
Glens Falls Building & Codes City Government Office
-
Glens Falls City Information City Government Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.17M
Blend (final)
Blend
$2.57M
Owner & transaction history
City Of Glens Falls · 9 yrs held
City Of Glens Falls
since 2017
3 recorded transactions
Zoning & alternative use
CCD · Glens Falls, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.8M
+31.1%
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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,920,000
Current use
RESTAURANT
$3,830,000
Change: +31% · Conversion: Moderate
Blend value · Realmo final
$2.57M
Range $2.31M – $2.82M · ±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
$123 / 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
$2,266,300
Assessed 2023
Previous assessed
$2,266,300
+0.0% YoY
Assessed land
$145,300
Assessed improvement
$2,121,000
Land market value
$154,574
Improvement market value
$2,256,383
Total market value
$2,410,957
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1904
Heating
NONE
Buildings
1
Stories
3
Total area
20,904 SF
Lot
0.31 ac (13,467 SF)
Zoning code
CCD
APN
520500 302.20-30-9
UPID
US63-2268922
Jurisdiction
WARREN
Zoning & alternative use
CCD · Glens Falls, NY
Zoning CCD · permitted uses
CCD · 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
OFFICE BUILDING Current
Est. value
$2.9M
RESTAURANT
Est. value
$3.8M
OFFICE BUILDING Current
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
1904
Heating
NONE
Stories
3
Buildings
1
Lot
0.31 ac
Current owner
From public records · entity-resolved
City Of Glens Falls
Entity
Free & Clear · 9 yrs held
Mailing address
42 RDG ST, GLENS FALLS, NY 12801-3610
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 4, 2022
—
Angelisha Gomez
—
Deed
related
$20,000 · Glen Falls National Bank & Trust Co
Feb 27, 2017
—
City Of Glens Falls
Didio,william & Sarah
Quit Claim Deed
related
—
Feb 11, 2016
—
City Of Glens Falls
Darius Mark W
Quit Claim 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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