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Property profile & analytics
FOR LEASE
Office buildings
76 Lawrence St Glens Falls, NY 12801
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US63-5113666
For Lease
1 / 8
$1,385,000
76 Lawrence St, Glens Falls, NY 12801
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1965
Total area
11,648 SF
Lot
0.63 ac (27,462 SF)
Zoning code
LI
APN
520500 303.17-4-3.12
UPID
US63-5113666
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
-
Grey Ghost Bicycles (Bike/Boat/Book/etc) Store
-
Kind Cycling Studio Cycling Facility Gym & Fitness Center
-
Hallwear Marketing & Advertising
-
Fronhofer Design Industrial Manufacturer Production Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.52M
Blend (final)
Blend
$1.39M
Owner & transaction history
Cooper Properties Ny LP · 2 yrs held
Cooper Properties Ny LP
since 2024
5 recorded transactions
Zoning & alternative use
LI · Glens Falls, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.1M
+31.1%
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
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
OFFICE BUILDING
$1,630,000
Current use
RESTAURANT
$2,135,000
Change: +31% · Conversion: Moderate
Blend value · Realmo final
$1.39M
Range $1.25M – $1.52M · ±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
$119 / 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
$1,088,200
Assessed 2023
Previous assessed
$1,088,200
+0.0% YoY
Assessed land
$109,800
Assessed improvement
$978,400
Land market value
$116,809
Improvement market value
$1,040,851
Total market value
$1,157,660
Applied tax rate
523,418.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
For Lease
Year built
1965
Heating
NONE
Buildings
2
Stories
1
Total area
11,648 SF
Lot
0.63 ac (27,462 SF)
Zoning code
LI
APN
520500 303.17-4-3.12
UPID
US63-5113666
Jurisdiction
WARREN
Zoning & alternative use
LI · Glens Falls, NY
Zoning LI · permitted uses
LI · Glens Falls, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Glens Falls. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.6M
RESTAURANT
Est. value
$2.1M
OFFICE BUILDING Current
RESTAURANT
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
1965
Heating
NONE
Stories
1
Buildings
2
Lot
0.63 ac
Current owner
From public records · entity-resolved
Cooper Properties Ny LP
Entity
Mailing address
76 LAWRENCE ST, GLENS FALLS, NY 12801-3741
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 24, 2026
—
Cooper Properties Ny LP
—
Deed
related
$2,712,000 · Conventus LLC
Feb 23, 2026
—
Cooper Properties Ny LP
—
Deed
related
$420,000 · Conventus LLC
Apr 17, 2024
$1,030,000
Cooper Properties Ny LP
Lee Publications INC
Deed
$825,000 · Jrm Cap Partners LLC
Mar 14, 2019
$520,000
Magic Mountain Ents LLC
Easm Properties LLC
Warranty Deed
—
—
—
Magic Mountain Ents LLC
—
Loan Modification
related
$351,882 · Adirondack Trust 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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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