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Property profile & analytics
OFF-MARKET
Estimated value
$525,000
Investment properties
49 Glenwood Ave Queensbury, NY 12804-2008
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US63-2439469
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1903
Total area
2,260 SF
Lot
0.64 ac (27,878 SF)
Zoning code
CI
APN
523400 302.7-1-46
UPID
US63-2439469
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
$590k
CAP Approach
CAP
$430k
Comparable Approach
Comparable
$549k
Blend (final)
Blend
$525k
Owner & transaction history
20 East Washington LLC · 2 yrs held
20 East Washington LLC
since 2023
Last sale
$525,000
4 recorded transactions
Zoning & alternative use
CI · Queensbury, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
$620,000
ML approach
$590,000
CAP Approach
CAP Return
Estimation
6%
$470,000
6.5%
$430,000
7%
$400,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$385,000
Current use
OFFICE BUILDING
$315,000
Change: -18% · Conversion: Easy
Blend value · Realmo final
$525k
Range $473k – $578k · ±10% · vs last sale $525k (Aug 14 2023)
Last sale anchor
$525k
Aug 14 2023
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
$232 / 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
$1,436
Tax year 2021
Assessed value
$291,500
Assessed 2023
Previous assessed
$291,500
+0.0% YoY
Effective rate
0.49%
On assessed value
Assessed land
$97,400
Assessed improvement
$194,100
Land market value
$114,574
Improvement market value
$228,326
Total market value
$342,900
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1903
Heating
CENTRAL
Cooling
CENTRAL
Stories
2
Rooms
8
Bathrooms
3
Total area
2,260 SF
Lot
0.64 ac (27,878 SF)
Zoning code
CI
APN
523400 302.7-1-46
UPID
US63-2439469
Jurisdiction
WARREN
Zoning & alternative use
CI · Queensbury, NY
Zoning CI · permitted uses
CI · 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
COMMERCIAL (GENERAL) Current
Est. value
$385,000
OFFICE BUILDING
Est. value
$315,000
COMMERCIAL (GENERAL) Current
OFFICE BUILDING
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
1903
Heating
CENTRAL
Cooling
Yes
Stories
2
Rooms
8
Bathrooms
3
Lot
0.64 ac
Current owner
From public records · entity-resolved
20 East Washington LLC
Entity
Mailing address
280 SPIER FLS RD, GREENFIELD CENTER, NY 12833-2036
Ownership since
2023
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
Aug 14, 2023
$525,000
20 East Washington LLC
Barbara D Seeley
Warranty Deed
$300,000 · Charles E Seeley
Apr 17, 2023
—
Charles E Seeley
Braman Fndtn Charites INC
Deed In Lieu Of Foreclosure
related
—
Jan 6, 2021
—
Braman Foun Of Charities INC
Charles E Seeley
Grant Deed
related
—
Jun 4, 2020
$349,000
Braman Foun Of Charities INC
Barbara D Seeley
Grant Deed
$349,000 · Charles E & Barbara D Seeley
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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