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Property profile & analytics
OFF-MARKET
Estimated value
$1,960,000
Strip malls
756 Gln St, Queensbury, NY 12804-2019
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US63-4250273
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
1985
Total area
128,398 SF
Lot
12.23 ac (532,739 SF)
Zoning code
CI
APN
523400 302.6-1-51.2
UPID
US63-4250273
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
-
Zou Japanese Steakhouse Restaurant
-
Advance Auto Parts Auto Parts Store
-
UPS Access Point location Courier Service Postal Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.96M
Owner & transaction history
Queensbury Plaza I LLC · 5 yrs held
Queensbury Plaza I LLC
since 2020
6 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
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$3,045,000
Current use
Blend value · Realmo final
$1.96M
Range $1.76M – $2.16M · ±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
$15 / 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
$47,814
Tax year 2021
Assessed value
$7,734,400
Assessed 2023
Previous assessed
$7,734,400
+0.0% YoY
Effective rate
0.62%
On assessed value
Assessed land
$1,506,500
Assessed improvement
$6,227,900
Land market value
$1,772,354
Improvement market value
$7,326,946
Total market value
$9,099,300
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
1985
Heating
NONE
Cooling
CENTRAL
Buildings
2
Stories
1
Total area
128,398 SF
Lot
12.23 ac (532,739 SF)
Zoning code
CI
APN
523400 302.6-1-51.2
UPID
US63-4250273
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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$3.0M
NEIGHBORHOOD: SHOPPING CENTER Current
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
1985
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Lot
12.23 ac
Current owner
From public records · entity-resolved
Queensbury Plaza I LLC
Entity
Mailing address
400 ANDREWS ST STE #500, ROCHESTER, NY 14604-1461
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 8, 2020
—
Queensbury Plaza I LLC
—
Deed
related
$6,600,000 · Keybank USA
Jan 17, 2020
—
Queensbury Plaza I LLC
—
Deed
related
$6,600,000 · Keybank USA
—
—
Queensbury Plaza I LLC
—
Loan Modification
related
$6,600,000 · Keybank USA
—
—
Queensbury Plaza I LLC
—
Deed Of Trust
related
$427,685 · Keybank USA
—
—
Queensbury Plaza I LLC
—
Loan Modification
related
$6,600,000 · Keybank USA
—
—
Queensbury Plaza I LLC
—
Deed Of Trust
related
$1,000,000 · Canandaigua Nat'l Bk&tr
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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