Individually Owned Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1950
Total area
18,416 SF
Lot
4.63 ac (201,683 SF)
Zoning code
LI
APN
520500 303.17-3-5
UPID
US63-3104626
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.75M
Comparable Approach
Comparable
$1.42M
Blend (final)
Blend
$1.59M
Owner & transaction history
since 2008
1 recorded transaction
Zoning & alternative use
LI · Glens Falls, NY
Zoning description
-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 Districts. Article V Industrial Districts § 220-20…
General category
INDUSTRIAL
Top alternative use upside
Restaurant
$2.5M
+221.5%
Commercial (general)
$1.8M
+133.8%
Auto repair, garage
$1.7M
+113.3%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
5 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
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Summary
1
Valuation conclusion
Included free
Estimated market value
$1.59M
Value range
$1.43M – $1.74M
±10% around blend
Estimated value / SF
$86 / SF
Confidence
Property data
88
Comparable evidence
60
$1.43M
blend $1.59M
$1.74M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
18,416 SF
Lot area
4.63 ac
Year built
1950
Stories
2
APN
520500 303.17-3-5
Zoning
LI
Assessed value
$2,105,600
3
Income approach: direct capitalization
Partial preview
Income approach indication
$1.75M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$1.90M
@ 6.5% CAP return
$1.75M
@ 7% CAP return
$1.63M
4
Sales comparison
Partial preview
Sales approach indication
$1.42M
Range $454k – $1.42M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$1.59M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Alternative use screening
Partial preview
Top alternative use
Restaurant
Gross theoretical uplift
+222%
vs current-use indication
Commercial (general)
Auto Repair, Garage
Retail Stores
Office Building
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
7
Data & methodology
Included free
Building area
County record
Property tax
Not available
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Analytics Standard · 5 reports
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$2.11M
Move the market yield to see immediate price impact.
Value / SF
$114
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$133k
$2.65M
$1.90M
$1.47M
$147k
$2.95M
$2.11M
$1.64M
$162k
$3.24M
$2.32M
$1.80M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Tax year 2021Property tax & assessments
Tax year 2021
Assessed value
$2,105,600
Assessed 2023
Previous assessed
$2,105,600
+0.0% YoY
Assessed land
$664,700
Assessed improvement
$1,440,900
Land market value
$707,128
Improvement market value
$1,532,872
Total market value
$2,240,000
Applied tax rate
523,418.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1950
Heating
NONE
Buildings
4
Stories
2
Total area
18,416 SF
Lot
4.63 ac (201,683 SF)
Zoning code
LI
APN
520500 303.17-3-5
UPID
US63-3104626
Jurisdiction
WARREN
Zoning & alternative use
LI · Glens Falls, NYZoning LI · permitted uses
LI · Glens Falls, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
-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 Districts. Article V Industrial Districts § 220-20…
General category
INDUSTRIAL
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1950
Heating
NONE
Stories
2
Buildings
4
Lot
4.63 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
LI
INDUSTRIAL
Jurisdiction
Glens Falls, NY
Recorded code
LI
Official district
LI
Official district profile
What the municipal code says about LI
Zoning description
-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 Districts. Article V Industrial Districts § 220-20…
General category
INDUSTRIAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for LI in Glens Falls, NY.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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