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Property profile & analytics
FOR LEASE
Investment properties
71 Bay St Glens Falls, NY 12801
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US63-6048463
For Lease
1 / 5
$15 SF/Yr
71 Bay St, Glens Falls, NY 12801
View Listing →
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1980
Total area
4,385 SF
Lot
0.21 ac (8,984 SF)
Zoning code
GC1
APN
520500 302.20-18-14
UPID
US63-6048463
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
-
Antiques N This N That Home Decor Store (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.75M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.82M
Owner & transaction history
65-71 Bay St Hldgs LLC · 4 yrs held
65-71 Bay St Hldgs LLC
since 2022
Last sale
$1.4M
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
$1,815,000
ML approach
$1,745,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.82M
Range $1.63M – $2.00M · ±10% · vs last sale $1.40M (Mar 1 2022)
Last sale anchor
$1.40M
Mar 1 2022
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
$414 / 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
$406,900
Assessed 2023
Previous assessed
$406,900
+0.0% YoY
Assessed land
$65,500
Assessed improvement
$341,400
Land market value
$69,681
Improvement market value
$363,191
Total market value
$432,872
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
For Lease
Year built
1980
Heating
NONE
Cooling
PARTIAL
Buildings
1
Stories
2
Total area
4,385 SF
Lot
0.21 ac (8,984 SF)
Zoning code
GC1
APN
520500 302.20-18-14
UPID
US63-6048463
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
1980
Heating
NONE
Cooling
Yes
Stories
2
Buildings
1
Lot
0.21 ac
Current owner
From public records · entity-resolved
65-71 Bay St Hldgs LLC
Entity
Mailing address
PO BOX 1217, SARATOGA SPRINGS, NY 12866-0888
Ownership since
2022
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
Mar 1, 2022
$1,400,000
65-71 Bay St Hldgs LLC
Mm Moore Realty Corp
Warranty Deed
$900,000 · Chemung Canal Trust Co
Oct 16, 2014
$225,000
Mmcm Realty LLC
Flores,ann-marie
Warranty 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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