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Property profile & analytics
OFF-MARKET
Parking lots & garages
94-98 Gln St Glens Falls, NY 12801
Entity Owned
21-yr Hold
Free & Clear
Property ID
US63-3178439
Property profile
Verified
Property type
Parking lots & garages
Use group
PARKING LOT
Lot
0.16 ac (7,159 SF)
Zoning code
CCD
APN
520500 310.5-1-14
UPID
US63-3178439
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Glen Street Associates LLC · 21 yrs held
Glen Street Associates LLC
since 2005
3 recorded transactions
Zoning & alternative use
CCD · Glens Falls, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
ng Districts § 220-15 C-P; OD Cultural Professional Office District. § 220-16 LNC Local Neighborhood Commercial Districts. § 220-17 GC1 General Commercial District 1. § 220-18 GC2 General Commercial District 2. § 220-19 CCD Central Commercial Districts. Article V Industrial Districts § 220-20 LI Light Industrial Districts. § 220-20.1 LI a-1 Light Industrial…
Zone name
Central Commercial
General category
COMMERCIAL
Zone area
40.24 ac
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$16,000
Assessed 2023
Previous assessed
$16,000
+0.0% YoY
Assessed land
$12,100
Assessed improvement
$3,900
Land market value
$12,872
Improvement market value
$4,149
Total market value
$17,021
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
Parking lots & garages
Use group
PARKING LOT
Status
Off-Market
Heating
NONE
Lot
0.16 ac (7,159 SF)
Zoning code
CCD
APN
520500 310.5-1-14
UPID
US63-3178439
Jurisdiction
WARREN
Zoning & alternative use
CCD · Glens Falls, NYZoning 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
Zoning description
ng Districts § 220-15 C-P; OD Cultural Professional Office District. § 220-16 LNC Local Neighborhood Commercial Districts. § 220-17 GC1 General Commercial District 1. § 220-18 GC2 General Commercial District 2. § 220-19 CCD Central Commercial Districts. Article V Industrial Districts § 220-20 LI Light Industrial Districts. § 220-20.1 LI a-1 Light Industrial District. § 220-21 HI Heavy Industrial Districts. Article VI Special Districts § 22
Zone name
Central Commercial
General category
COMMERCIAL
Zone area
40.24 ac
Building & site characteristics
From public records
Heating
NONE
Lot
0.16 ac
Current owner
From public records · entity-resolved
Glen Street Associates LLC
Entity
Free & Clear · 21 yrs held
Mailing address
PO BOX 727, GLENS FALLS, NY 12801-0727
Ownership since
2005
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 7, 2016
—
100 Glen LLC
—
Loan Modification
related
$1,893,750 · First Niagara Bk
Mar 7, 2005
—
Glen Street Associates LLC
Hoffman,peter J
Warranty Deed
—
Oct 22, 2004
$425,000
Peter J Hoffman
Morris,robert C
Warranty Deed
—
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
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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