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Property profile & analytics
OFF-MARKET
Retail space
61 Hudson St South Glens Falls, NY 12803-4994
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US63-4042446
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1900
Total area
2,944 SF
Lot
0.35 ac (15,246 SF)
Zoning code
C2
APN
414401 37.54-2-53.1
UPID
US63-4042446
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
-
Moreau Town Building Inspector Local Government Office Government Office
-
Cuddle Bugs Boutique & Consignments Discount Store (Bike/Boat/Book/etc) Store
-
Moreau Town Assessor Government Office Local Government Office
-
Moreau Town Supervisor Government Office Local Government Office
-
Moreau Town Water Superintendent Government Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Emalee LLC
Emalee LLC
since 2025
2 recorded transactions
Zoning & alternative use
C2 · South Glens Falls, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 South Glens Falls submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs South 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$245,000
Assessed 2023
Assessed land
$37,600
Assessed improvement
$207,400
Land market value
$37,600
Improvement market value
$207,400
Total market value
$245,000
Applied tax rate
414,401.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1900
Cooling
CENTRAL
Stories
1
Total area
2,944 SF
Lot
0.35 ac (15,246 SF)
Zoning code
C2
APN
414401 37.54-2-53.1
UPID
US63-4042446
Jurisdiction
SARATOGA
Zoning & alternative use
C2 · South Glens Falls, NY
Zoning C2 · permitted uses
C2 · South Glens Falls, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
South Glens Falls. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1900
Cooling
Yes
Stories
1
Lot
0.35 ac
Current owner
From public records · entity-resolved
Emalee LLC
Entity
Mailing address
20 BAKER AVE, SOUTH GLENS FALLS, NY 12803-5148
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
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
Aug 19, 2025
—
Emalee LLC
—
Deed
related
$230,393 · Nbt Bank National Association
Jul 8, 2025
—
Emalee LLC
—
Deed
related
$230,393 · Nbt Bank National Association
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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