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Property profile & analytics
OFF-MARKET
Estimated value
$7,350,000
Hotels
88 Rdg St, Glens Falls, NY 12801-3647
Entity Owned
10-yr Hold
~
Est. High Equity
Property ID
US63-0339001
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
1970
Total area
96,827 SF
Lot
2.44 ac (106,339 SF)
Zoning code
GC1
APN
520500 302.20-24-1
UPID
US63-0339001
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
-
Park 26 Restaurant
-
The Queensbury Hotel Hotel & Motel
-
Fenimore's Pub Restaurant
-
Our Little Secret Beauty Bar Hair Salon Nail Salon
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.51M
Blend (final)
Blend
$7.35M
Owner & transaction history
88 Ridge Royale LLC · 10 yrs held
88 Ridge Royale LLC
since 2016
7 recorded transactions
Zoning & alternative use
GC1 · 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
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$7.35M
Range $6.62M – $8.09M · ±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
$76 / 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
$5,232,700
Assessed 2023
Previous assessed
$5,232,700
+0.0% YoY
Assessed land
$340,700
Assessed improvement
$4,892,000
Land market value
$362,447
Improvement market value
$5,204,255
Total market value
$5,566,702
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
Hotels
Use group
HOTEL
Status
Off-Market
Year built
1970
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
5
Total area
96,827 SF
Lot
2.44 ac (106,339 SF)
Zoning code
GC1
APN
520500 302.20-24-1
UPID
US63-0339001
Jurisdiction
WARREN
Zoning & alternative use
GC1 · Glens Falls, NY
Zoning 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
Glens Falls. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1970
Heating
NONE
Cooling
Yes
Stories
5
Buildings
1
Lot
2.44 ac
Current owner
From public records · entity-resolved
88 Ridge Royale LLC
Entity
Mailing address
88 RDG ST, GLENS FALLS, NY 12801-3647
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 27, 2022
—
Glensfls Indu Dev City Of
—
Deed
related
$3,535,000 · 88 Ridge Royale LLC
Mar 18, 2019
—
88 Ridge Royale LLC
—
Deed
related
$350,000 · Glens Falls Nat'l Bk & Tr Co
Feb 14, 2018
—
Glens Falls Indl Dev Agcy
—
Grant Deed
related
$1,261,000 · Glens Falls Nat'l Bk & Tr Co
Jan 9, 2018
—
88 Ridge Royale LLC
—
Deed
related
$500,000 · Glens Falls Nat'l Bk & Tr Co
Mar 29, 2016
$2,546,800
88 Ridge Royale LLC
Queensbury Hotel LLC
Grant Deed
$666,802 · Glens Falls Nat'l Bk & Tr Co
—
—
88 Ridge Royale LLC
—
Deed Of Trust
related
$350,000 · Glens Falls Nat'l Bk & Tr Co
—
—
88 Ridge Royale LLC
—
Loan Modification, Consolidation And Extension
related
$2,400,000 · Glens Falls Nat'l Bk & Tr Co
—
—
88 Ridge Royale LLC
—
Deed Of Trust
related
$500,000 · 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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