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Property profile & analytics
FOR SALE
Investment properties
499 Glen St Glens Falls, NY 12801
Entity Owned
16-yr Hold
Free & Clear
Property ID
US63-0904538
For Sale
1 / 61
$850,000
499 Glen St, Glens Falls, NY 12801
View Listing →
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1980
Total area
4,238 SF
Lot
0.78 ac (33,946 SF)
Zoning code
C-P
APN
520500 302.16-2-13
UPID
US63-0904538
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
-
Tech Valley Patent, LLC Law Firm
-
True North Physician Medical Clinic
-
HeartCentre' Energy Therapies Alternative Medicine Practice
-
Pietrangelo Debra Physician Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$524k
Blend (final)
Blend
$540k
Owner & transaction history
True North At 499 Glen LLC · 16 yrs held
True North At 499 Glen LLC
since 2010
2 recorded transactions
Zoning & alternative use
C-P · Glens Falls, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
l Districts. § 220-12 R-1C Single-Family High-Density Residential Districts. § 220-13 R-2 Two-Family Residential Districts. § 220-14 R-M Multifamily Residential Districts. Article IV Commercial Zoning Districts § 220-15 C-P; OD Cultural Professional Office District. § 220-16 LNC Local Neighborhood Commercial Districts. § 220-17 GC1 General Commercial Distric…
Zone name
Cultural Professional Office
General category
COMMERCIAL
Zone area
47.93 ac
Top alternative use upside
Office building
$590,000
+39.6%
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
COMMERCIAL (GENERAL)
$425,000
Current use
OFFICE BUILDING
$590,000
Change: +40% · Conversion: Easy
Blend value · Realmo final
$540k
Range $486k – $594k · ±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
$127 / 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
$439,000
Assessed 2023
Previous assessed
$439,000
+0.0% YoY
Assessed land
$124,500
Assessed improvement
$314,500
Land market value
$132,447
Improvement market value
$334,574
Total market value
$467,021
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
For Sale
Year built
1980
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
2
Total area
4,238 SF
Lot
0.78 ac (33,946 SF)
Zoning code
C-P
APN
520500 302.16-2-13
UPID
US63-0904538
Jurisdiction
WARREN
Zoning & alternative use
C-P · Glens Falls, NYZoning C-P · permitted uses
C-P · Glens Falls, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
l Districts. § 220-12 R-1C Single-Family High-Density Residential Districts. § 220-13 R-2 Two-Family Residential Districts. § 220-14 R-M Multifamily Residential Districts. Article IV Commercial Zoning Districts § 220-15 C-P; OD Cultural Professional Office District. § 220-16 LNC Local Neighborhood Commercial Districts. § 220-17 GC1 General Commercial District 1. § 220-18 GC2 General Commercial District 2. § 220-19 CCD Central Commercial Di
Zone name
Cultural Professional Office
General category
COMMERCIAL
Zone area
47.93 ac
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$425,000
OFFICE BUILDING
Est. value
$590,000
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
1980
Heating
NONE
Cooling
Yes
Stories
2
Buildings
1
Lot
0.78 ac
Current owner
From public records · entity-resolved
True North At 499 Glen LLC
Entity
Free & Clear · 16 yrs held
Mailing address
499 GLN ST, GLENS FALLS, NY 12801-2205
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2010
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
Mar 2, 2010
—
True North At 499 Glen LLC
Charles R Wood Foun
Grant Deed
—
Oct 26, 2009
$405,000
True North At 499 Glen LLC
Charles R Wood Foun
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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