Individually Owned 
For Sale
1 / 61
$1,199,000
982 State Route 149, Queensbury, NY 12804
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Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1986
Total area
3,564 SF
Lot
2.74 ac (119,354 SF)
Zoning code
NC
APN
523400 279.-1-9
UPID
US63-0548796
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$330k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$330k
Owner & transaction history
since 2007
1 recorded transaction
Zoning & alternative use
NC · Queensbury, NY
Zoning description
This district primarily allows a variety of uses intended to enable residents of Queensbury's outlying areas to obtain staples, necessities and other goods from small-scale neighborhood-oriented shopping centers without…
General category
COMMERCIAL
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
17% off on annual
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$330k
Value range
$297k – $363k
±10% around blend
Estimated value / SF
$93 / SF
Confidence
Property data
100
Market benchmarks
33
Comparable evidence
60
Income certainty
100
$297k
blend $330k
$363k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
3,564 SF
Lot area
2.74 ac
Year built
1986
Stories
1
APN
523400 279.-1-9
Zoning
NC
Assessed value
$401,500
Annual tax
$2,776
3
Income approach: direct capitalization
Partial preview
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$2,776
Selected cap rate
4
Sales comparison
Partial preview
Too few qualifying comparables for a sales-approach estimation.
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$330k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 34 sales
$183
-49%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $93/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Market benchmark
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
NOI build-up · 9 steps
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Selected market yield
2.82%
Selected cap rate for this turn key restaurants
Derived from the Queensbury market rent, vacancy and expense benchmarks for this use type.
NOI (est.)
$34k *
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$1.20M
Move the market yield to see immediate price impact.
Value / SF
$336
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
2.32%2.82%3.32%
$30k
$1.31M
$1.08M
$916k
$34k
$1.46M
$1.20M
$1.02M
$37k
$1.60M
$1.32M
$1.12M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Property tax & assessments
Tax year 2021Property tax & assessments
Tax year 2021
Tax billed
$2,776
Tax year 2021
Assessed value
$401,500
Assessed 2023
Previous assessed
$401,500
+0.0% YoY
Effective rate
0.69%
On assessed value
Assessed land
$206,100
Assessed improvement
$195,400
Land market value
$242,495
Improvement market value
$229,905
Total market value
$472,400
Applied tax rate
522,201.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Turn key restaurants
Use group
RESTAURANT
Status
For Sale
Year built
1986
Heating
NONE
Buildings
1
Stories
1
Total area
3,564 SF
Lot
2.74 ac (119,354 SF)
Zoning code
NC
APN
523400 279.-1-9
UPID
US63-0548796
Jurisdiction
WARREN
Zoning & alternative use
NC · Queensbury, NYZoning NC · permitted uses
NC · Queensbury, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
This district primarily allows a variety of uses intended to enable residents of Queensbury's outlying areas to obtain staples, necessities and other goods from small-scale neighborhood-oriented shopping centers without…
General category
COMMERCIAL
Building & site characteristics
From public records
Year built
1986
Heating
NONE
Stories
1
Buildings
1
Lot
2.74 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
NC
COMMERCIAL
Jurisdiction
Queensbury, NY
Recorded code
NC
Official district
NC
Official district profile
What the municipal code says about NC
Zoning description
This district primarily allows a variety of uses intended to enable residents of Queensbury's outlying areas to obtain staples, necessities and other goods from small-scale neighborhood-oriented shopping centers without…
General category
COMMERCIAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for NC in Queensbury, NY.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
3 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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