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Property profile & analytics
OFF-MARKET
Estimated value
$1,115,000
Manufacturing properties
536 Queensbury Ave Queensbury, NY 12804-7612
Individually Owned
5-yr Hold
~
Est. High Equity
Property ID
US63-2311557
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
2007
Total area
16,000 SF
Lot
2.09 ac (91,040 SF)
Zoning code
PIC75
APN
534489 137.-2-38
UPID
US63-2311557
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
-
Smith & Sahler marine services LLC (Bike/Boat/Book/etc) Store
-
High Octane Metalworx LLC Metal Fabrication Plant Factory
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.32M
CAP Approach
CAP
$1.52M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.12M
Owner & transaction history
Kristoffer Johnston · 5 yrs held
Kristoffer Johnston
since 2020
Last sale
$850,000
2 recorded transactions
Zoning & alternative use
PIC75 · Queensbury, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.2M
+102.9%
Warehouse, storage
$1.1M
+81.8%
Auto repair, garage
$1.1M
+81.8%
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
$1,510,000
ML approach
$1,320,000
CAP Approach
CAP Return
Estimation
6%
$1,650,000
6.5%
$1,520,000
7%
$1,415,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,205,000
Change: +103% · Conversion: Difficult
WAREHOUSE, STORAGE
$1,080,000
Change: +82% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,080,000
Change: +82% · Conversion: Easy
RETAIL STORES
$985,000
Change: +66% · Conversion: Moderate
Blend value · Realmo final
$1.12M
Range $1.00M – $1.23M · ±10% · vs last sale $850k (Jul 20 2020)
Last sale anchor
$850k
Jul 20 2020
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
$70 / 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
$850,000
Assessed 2023
Previous assessed
$608,000
+39.8% YoY
Assessed land
$43,300
Assessed improvement
$806,700
Land market value
$43,300
Improvement market value
$806,700
Total market value
$850,000
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
2007
Heating
NONE
Buildings
1
Stories
1
Total area
16,000 SF
Lot
2.09 ac (91,040 SF)
Zoning code
PIC75
APN
534489 137.-2-38
UPID
US63-2311557
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
Est. value
$1.2M
WAREHOUSE, STORAGE
Est. value
$1.1M
AUTO REPAIR, GARAGE
Est. value
$1.1M
RETAIL STORES
Est. value
$985,000
OFFICE BUILDING
WAREHOUSE, STORAGE
AUTO REPAIR, GARAGE
RETAIL STORES
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
2007
Heating
NONE
Stories
1
Buildings
1
Lot
2.09 ac
Current owner
From public records · entity-resolved
Kristoffer Johnston
Individual
Mailing address
550 QUEENSBURY AVE, QUEENSBURY, NY 12804-7612
Ownership since
2020
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
Jul 20, 2020
$850,000
Kristoffer Johnston
Adirondack Indl Park Co INC
Grant Deed
$700,000 · Glens Falls Nat'l Bk & Tr Co
May 3, 2007
$45,000
Adirondackind Pk Co INC
Counties Of Warren & Wash Ingt
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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