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Property profile & analytics
OFF-MARKET
Estimated value
$665,000
Banks
86 Gln St Glens Falls, NY 12801-4474
Entity Owned
17-yr Hold
Free & Clear
Property ID
US63-5702951
Property profile
Verified
Property type
Banks
Use group
FINANCIAL BUILDING
Year built
1910
Total area
13,860 SF
Lot
0.11 ac (4,637 SF)
Zoning code
CCD
APN
520500 310.5-1-13.1
UPID
US63-5702951
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
-
NBT Insurance Agency Insurance Agency
-
NBT Bank Bank Loan Service
-
Edward Costello - Morgan Stanley Financial Advisor
-
Morgan Stanley Financial Advisors Financial Advisor
-
Robert H Bell - Morgan Stanley Financial Advisor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$405k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$930k
Blend (final)
Blend
$665k
Owner & transaction history
86 Glen LLC · 17 yrs held
86 Glen LLC
since 2009
7 recorded transactions
Zoning & alternative use
CCD · 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 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
$405,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$665k
Range $599k – $732k · ±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
$48 / 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
$1,794,400
Assessed 2023
Previous assessed
$1,794,400
+0.0% YoY
Assessed land
$69,600
Assessed improvement
$1,724,800
Land market value
$74,043
Improvement market value
$1,834,893
Total market value
$1,908,936
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
Banks
Use group
FINANCIAL BUILDING
Status
Off-Market
Year built
1910
Heating
NONE
Cooling
PARTIAL
Buildings
1
Stories
3
Total area
13,860 SF
Lot
0.11 ac (4,637 SF)
Zoning code
CCD
APN
520500 310.5-1-13.1
UPID
US63-5702951
Jurisdiction
WARREN
Zoning & alternative use
CCD · Glens Falls, NY
Zoning CCD · permitted uses
CCD · 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.
Building & site characteristics
From public records
Year built
1910
Heating
NONE
Cooling
Yes
Stories
3
Buildings
1
Lot
0.11 ac
Current owner
From public records · entity-resolved
86 Glen LLC
Entity
Free & Clear · 17 yrs held
Mailing address
PO BOX 727, GLENS FALLS, NY 12801-0727
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2009
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 9, 2020
—
Water Tower Village LLC
—
Deed
related
$281,134 · Nbt Bk
Mar 22, 2018
—
86 Glen LLC
—
Deed
related
$1,400,000 · Nbt Bk
Apr 20, 2009
—
86 Glen LLC
Hudson River Local Dev Corp
Grant Deed
—
Mar 26, 2008
—
River Local Dev Hudson
86 Glen LLC
Grant Deed
—
Mar 26, 2008
$525,000
Glen Street Associates LLC
Nce Building Corp
Grant Deed
—
Dec 28, 2006
$500,000
Nce Building Corp
Owner Name Unavailable
Warranty Deed
—
—
—
Water Tower Village LLC
—
Deed Of Trust
related
$281,134 · Nbt Bk
—
—
Water Tower Village LLC
—
Loan Modification
related
$600,000 · Nbt Bk
—
—
86 Glen LLC
—
Deed Of Trust
related
$1,400,000 · Nbt Bk
—
—
86 Glen LLC
—
Deed Of Trust
related
$1,400,000 · Nbt Bk
—
—
86 Glen LLC
—
Deed Of Trust
related
$318,866 · Nbt Bk
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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