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Property profile & analytics
OFF-MARKET
Estimated value
$1,665,000
Investment properties
9 Broad St 15 Glens Falls, NY 12801-4301
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US63-3006009
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1950
Total area
52,362 SF
Lot
1.23 ac (53,579 SF)
Zoning code
05 - COMMERCIAL
APN
520500 309.28-1-3.1
UPID
US63-3006009
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
-
John M Silvestri, Esq - Attorney & Counselor at Law Law Firm
-
Law Office Of Jeffrey E. McMorris Law Firm
-
Neil H. Lebowitz Law Firm
-
Local Motion Physical Therapy Medical Clinic
-
Campopiano Jason Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.67M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.67M
Owner & transaction history
Ebrm Properties LLC · 1 yrs held
Ebrm Properties LLC
since 2024
Last sale
$1.7M
4 recorded transactions
Zoning & alternative use
05 - COMMERCIAL · 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
$1,665,000
ML approach
$1,665,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.67M
Range $1.50M – $1.83M · ±10% · vs last sale $1.67M (Oct 18 2024)
Last sale anchor
$1.67M
Oct 18 2024
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
$32 / 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
$2,182,200
Assessed 2023
Previous assessed
$2,182,200
+0.0% YoY
Assessed land
$186,500
Assessed improvement
$1,995,700
Land market value
$198,404
Improvement market value
$2,123,085
Total market value
$2,321,489
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
Off-Market
Year built
1950
Heating
NONE
Buildings
1
Stories
3
Total area
52,362 SF
Lot
1.23 ac (53,579 SF)
Zoning code
05 - COMMERCIAL
APN
520500 309.28-1-3.1
UPID
US63-3006009
Jurisdiction
WARREN
Zoning & alternative use
05 - COMMERCIAL · Glens Falls, NY
Zoning 05 - COMMERCIAL · permitted uses
05 - COMMERCIAL · 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
1950
Heating
NONE
Stories
3
Buildings
1
Lot
1.23 ac
Current owner
From public records · entity-resolved
Ebrm Properties LLC
Entity
Mailing address
71 CHESTNUT RDG RD, QUEENSBURY, NY 12804-7317
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 4, 2025
—
Ebrm Properties LLC
—
Deed
related
$1,629,100 · Nbt Bank National Association
Oct 18, 2024
$1,665,000
Ebrm Properties LLC
Union Sq Prop LLC
Warranty Deed
$815,000 · Nbt Bank National Association
Jan 6, 2022
—
Jonathan Foxgoldberg
—
Deed
related
$330,134 · Eleanor C Fox Ret
—
—
Union Square Properties LLC
—
Deed Of Trust
related
$1,017,900 · 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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