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Property profile & analytics
OFF-MARKET
Estimated value
$750,000
Office buildings
55 Elm St Glens Falls, NY 12801-3670
Entity Owned
2-yr Hold
Free & Clear
Property ID
US63-5554183
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1960
Total area
3,197 SF
Lot
0.17 ac (7,590 SF)
Zoning code
GC1
APN
520500 302.20-22-15
UPID
US63-5554183
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
-
Joanne Della Valle Foster Care Service Social Service Agency
-
Conifer park Crisis Center Medical Clinic
-
Jennifer Rock Counselor
-
Joseph Lacoppola Counselor
-
Richard Rosoff Counselor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$750k
CAP Approach
CAP
$810k
Comparable Approach
Comparable
$503k
Blend (final)
Blend
$750k
Owner & transaction history
Paulmar Enterprises INC · 2 yrs held
Paulmar Enterprises INC
since 2024
Last sale
$750,000
2 recorded transactions
Zoning & alternative use
GC1 · Glens Falls, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
te-Density Residential to Heavy Industrial. [Added 8-9-2022 by L.L. No. 3-2022 ] O. The Zoning Map is amended in the following manner: The boundary line between the Multifamily Residential (R-M) to General Commercial 1 (GC-1) shall be amended by changing the zoning of one parcel, Tax Map No. 302.20-21-2, 4 Sherman Avenue. The zoning of the parcel shall be ch…
Zone name
General Commercial 1
General category
COMMERCIAL
Zone area
127.40 ac
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
$750,000
ML approach
$750,000
CAP Approach
CAP Return
Estimation
6%
$880,000
6.5%
$810,000
7%
$755,000
Blend value · Realmo final
$750k
Range $675k – $825k · ±10% · vs last sale $750k (Apr 1 2024)
Last sale anchor
$750k
Apr 1 2024
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
$235 / 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
$359,700
Assessed 2023
Previous assessed
$359,700
+0.0% YoY
Assessed land
$79,700
Assessed improvement
$280,000
Land market value
$84,787
Improvement market value
$297,873
Total market value
$382,660
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
PROFESSIONAL BUILDING
Status
Off-Market
Year built
1960
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
2
Total area
3,197 SF
Lot
0.17 ac (7,590 SF)
Zoning code
GC1
APN
520500 302.20-22-15
UPID
US63-5554183
Jurisdiction
WARREN
Zoning & alternative use
GC1 · Glens Falls, NYZoning GC1 · permitted uses
GC1 · Glens Falls, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
te-Density Residential to Heavy Industrial. [Added 8-9-2022 by L.L. No. 3-2022 ] O. The Zoning Map is amended in the following manner: The boundary line between the Multifamily Residential (R-M) to General Commercial 1 (GC-1) shall be amended by changing the zoning of one parcel, Tax Map No. 302.20-21-2, 4 Sherman Avenue. The zoning of the parcel shall be changed from the current Multifamily Residential to General Commercial 1. [Added 12-12
Zone name
General Commercial 1
General category
COMMERCIAL
Zone area
127.40 ac
Building & site characteristics
From public records
Year built
1960
Heating
NONE
Cooling
Yes
Stories
2
Buildings
1
Lot
0.17 ac
Current owner
From public records · entity-resolved
Paulmar Enterprises INC
Entity
Free & Clear · 2 yrs held
Mailing address
6183 ETHAN ALLEN HWY, SAINT ALBANS, VT 05478-6025
Ownership since
2024
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
Apr 1, 2024
$750,000
Paulmar Enterprises INC
15 Champlain LLC
Warranty Deed
—
Dec 17, 2013
$243,143
15 Champlain LLC
55 Elm St Properties INC
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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