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Property profile & analytics
OFF-MARKET
Estimated value
$1,450,000
Office buildings
454 Queensbury Ave Queensbury, NY 12804-7610
Individually Owned
12-yr Hold
Free & Clear
Property ID
US63-2571373
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1998
Total area
13,499 SF
Lot
3.66 ac (159,430 SF)
Zoning code
PIC75
APN
534489 137.-1-53
UPID
US63-2571373
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
-
Coast to Coast Cardiology Veterinary Clinic
-
Countryside Veterinary Medical Group Veterinary Clinic
-
North Country Veterinary Referral Center Veterinary Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.23M
Blend (final)
Blend
$1.45M
Owner & transaction history
North Cnty Prop Hldg · 12 yrs held
North Cnty Prop Hldg
since 2014
3 recorded transactions
Zoning & alternative use
PIC75 · Queensbury, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$2.0M
+96.7%
Restaurant
$2.0M
+92.2%
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
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,015,000
Current use
COMMERCIAL (GENERAL)
$1,995,000
Change: +97% · Conversion: Easy
RESTAURANT
$1,950,000
Change: +92% · Conversion: Moderate
WAREHOUSE, STORAGE
$910,000
Change: -10% · Conversion: Difficult
AUTO REPAIR, GARAGE
$910,000
Change: -10% · Conversion: Difficult
Blend value · Realmo final
$1.45M
Range $1.31M – $1.60M · ±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
$107 / 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
$1,897,100
Assessed 2023
Previous assessed
$1,897,100
+0.0% YoY
Assessed land
$100,000
Assessed improvement
$1,797,100
Land market value
$100,000
Improvement market value
$1,797,100
Total market value
$1,897,100
Applied tax rate
534,401.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1998
Heating
NONE
Buildings
1
Stories
2
Total area
13,499 SF
Lot
3.66 ac (159,430 SF)
Zoning code
PIC75
APN
534489 137.-1-53
UPID
US63-2571373
Jurisdiction
WASHINGTON
Zoning & alternative use
PIC75 · Queensbury, NY
Zoning PIC75 · permitted uses
PIC75 · 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
OFFICE BUILDING Current
Est. value
$1.0M
COMMERCIAL (GENERAL)
Est. value
$2.0M
RESTAURANT
Est. value
$2.0M
WAREHOUSE, STORAGE
Est. value
$910,000
AUTO REPAIR, GARAGE
Est. value
$910,000
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
RESTAURANT
WAREHOUSE, STORAGE
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
1998
Heating
NONE
Stories
2
Buildings
1
Lot
3.66 ac
Current owner
From public records · entity-resolved
North Cnty Prop Hldg
Individual
Free & Clear · 12 yrs held
Mailing address
454 QUEENSBURY AVE, QUEENSBURY, NY 12804-7610
Ownership since
2014
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
Aug 1, 2019
—
North Country Prop Hldgs LLC
—
Loan Modification
related
$2,117,297 · Keybank USA
Jul 15, 2014
—
North Cnty Prop Hldg
Ajk Properties LLC
Grant Deed
related
—
Aug 23, 2010
$165,000
Ajk Props
Washington County
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.
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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