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Property profile & analytics
OFF-MARKET
Estimated value
$3,275,000
Manufacturing properties
6 Progress Blvd Queensbury, NY 12804
Individually Owned
7-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US63-0643676
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1991
Total area
60,000 SF
Lot
15.96 ac (695,218 SF)
Zoning code
CLI
APN
523400 303.19-1-59
UPID
US63-0643676
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.20M
Blend (final)
Blend
$3.28M
Owner & transaction history
Pregis Innovative Packaging Ll · 7 yrs held
Pregis Innovative Packaging Ll
since 2019
1 recorded transaction
Zoning & alternative use
CLI · Queensbury, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
Commercial-Light Industrial. The purpose of the Commercial-Light Industrial (CLI) District is to provide for mixed commercial and light industrial uses in order to maximize utilization of this area of the Town that will enhance the Town's tax base and provide quality jobs, particularly those areas that are in transition between older industrial uses and newe…
Zone name
Commercial Light Industrial
General category
INDUSTRIAL
Zone area
1,969.70 ac
Top alternative use upside
Office building
$4.5M
+102.9%
Warehouse, storage
$4.0M
+81.8%
Auto repair, garage
$4.0M
+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
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
INDUSTRIAL (GENERAL)
$2,220,000
Current use
OFFICE BUILDING
$4,510,000
Change: +103% · Conversion: Difficult
WAREHOUSE, STORAGE
$4,040,000
Change: +82% · Conversion: Easy
AUTO REPAIR, GARAGE
$4,040,000
Change: +82% · Conversion: Easy
RETAIL STORES
$3,695,000
Change: +66% · Conversion: Moderate
Blend value · Realmo final
$3.28M
Range $2.95M – $3.60M · ±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
$55 / 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
$37,452
Tax year 2021
Assessed value
$5,860,800
Assessed 2023
Previous assessed
$5,860,800
+0.0% YoY
Effective rate
0.64%
On assessed value
Assessed land
$599,600
Assessed improvement
$5,261,200
Land market value
$705,416
Improvement market value
$6,189,684
Total market value
$6,895,100
Applied tax rate
523,402.0000
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
1991
Heating
NONE
Buildings
2
Stories
1
Total area
60,000 SF
Lot
15.96 ac (695,218 SF)
Zoning code
CLI
APN
523400 303.19-1-59
UPID
US63-0643676
Jurisdiction
WARREN
Zoning & alternative use
CLI · Queensbury, NYZoning CLI · permitted uses
CLI · Queensbury, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
Commercial-Light Industrial. The purpose of the Commercial-Light Industrial (CLI) District is to provide for mixed commercial and light industrial uses in order to maximize utilization of this area of the Town that will enhance the Town's tax base and provide quality jobs, particularly those areas that are in transition between older industrial uses and newer commercial warehousing and retail uses. This area of the Town is described in the "Industrial Corridors/Economic Development" section of the Comprehensive Plan, adopted on August 6, 2007, and merges the former CI-1A and LI Districts provided under the 2002 Zoning Law. (a) Uses allowed. This district allows light industrial uses which are its main focus, as well as warehousing, storage, and truck depot uses. In addition, commercial uses such as retail and services areas are allowed with certain restrictions as to size and location. These restrictions are provided to ensure that the district's purpose remains light industry and that the nonindustrial uses do not predominate but serve as compatible infill to serve the area. All allowed uses require site plan review. A complete list of the uses allowed in this CLI District is set forth on Table 4 of this chapter. [26] [26]
Zone name
Commercial Light Industrial
General category
INDUSTRIAL
Zone area
1,969.70 ac
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$2.2M
OFFICE BUILDING
Est. value
$4.5M
WAREHOUSE, STORAGE
Est. value
$4.0M
AUTO REPAIR, GARAGE
Est. value
$4.0M
RETAIL STORES
Est. value
$3.7M
INDUSTRIAL (GENERAL) Current
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
1991
Heating
NONE
Stories
1
Buildings
2
Lot
15.96 ac
Current owner
From public records · entity-resolved
Pregis Innovative Packaging Ll
Individual
Mailing address
2345 WAUKEGAN RD STE #120, BANNOCKBURN, IL 60015-1580
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 13, 2019
—
Pregis Innovative Packaging Ll
—
Correction Deed
related
$2,446,900 · Barclays Bk Plc
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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