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Property profile & analytics
OFF-MARKET
Estimated value
$710,000
Banks
696 Gln St, Queensbury, NY 12804-2073
Individually Owned
8-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US63-3599024
Property profile
Verified
Property type
Banks
Use group
FINANCIAL BUILDING
Year built
1963
Total area
10,000 SF
Lot
1.91 ac (83,200 SF)
Zoning code
CI
APN
523400 302.7-1-21
UPID
US63-3599024
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
$480k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$937k
Blend (final)
Blend
$710k
Owner & transaction history
Michael Sundberg · 8 yrs held
Michael Sundberg
since 2018
4 recorded transactions
Zoning & alternative use
CI · Queensbury, 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 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
$480,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
FINANCIAL BUILDING
$895,000
Current use
OFFICE BUILDING
$750,000
Change: -16% · Conversion: Difficult
Blend value · Realmo final
$710k
Range $639k – $781k · ±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
$71 / 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
$11,195
Tax year 2021
Assessed value
$1,808,100
Assessed 2023
Previous assessed
$1,808,100
+0.0% YoY
Effective rate
0.62%
On assessed value
Assessed land
$402,000
Assessed improvement
$1,406,100
Land market value
$472,946
Improvement market value
$1,654,254
Total market value
$2,127,200
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
Banks
Use group
FINANCIAL BUILDING
Status
Off-Market
Year built
1963
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
10,000 SF
Lot
1.91 ac (83,200 SF)
Zoning code
CI
APN
523400 302.7-1-21
UPID
US63-3599024
Jurisdiction
WARREN
Zoning & alternative use
CI · Queensbury, NY
Zoning CI · permitted uses
CI · 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
FINANCIAL BUILDING Current
Est. value
$895,000
OFFICE BUILDING
Est. value
$750,000
FINANCIAL BUILDING Current
OFFICE BUILDING
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
1963
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
1.91 ac
Current owner
From public records · entity-resolved
Michael Sundberg
Individual
Mailing address
250 GLN ST, GLENS FALLS, NY 12801-3505
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 14, 2018
—
Michael Sundberg
—
Deed
related
$30,000 · Glens Falls Nat'l Bk & Tr Co
Jan 10, 2018
—
Glens Falls Natl Bk & Trust Co
—
Deed
related
$60,000 · James E Beaty
—
—
Glens Falls Natl Bk & Trust Co
—
Loan Modification
related
$60,000 · James E Beaty
—
—
Michael Sundberg
—
Deed Of Trust
related
$30,000 · Glens Falls Nat'l Bk & Tr Co
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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