12 Metro Park Dr, Albany, NY 12205
Updated common areas, bathrooms with showers, walking trails to the Crossings & Cicotti Center a short distance. This corner location at Aviation Rd. leads to back entrance to Colonie Center or North to I-87 at exit 4.
Listing Courtesy of: Berkshire Hathaway Blake
1623 - 1627 Central Av, Albany, NY 12205
1.96 Acres for development on Central Ave. next to the Colonie Fire Dept. Property currently has 3 buildings. Buildings produce monthly income, but value is in the land for future development. Heavy traffic. Great for medical, office, retail, or any business looking for a couple acres in the heart of Colonie.
Listing Courtesy of: Scott Film Realty, LLC
629-631 Route 9, Wilton, NY 12831
A combination of 4 different parcels creates over 15 buildable acres ready for development less than 3 miles to Broadway in Saratoga Springs. Zoning allows for 12 units per acre. 380 feet of frontage. Additional greenspace available for recreation/trails behind property. Public water at road, sewer close by. Agent related to seller.
Listing Courtesy of: eXp Realty, LLC
365 East River Drive, Lake Lazur, NY 12846
Awesome investment opportunity in the Southern Adirondacks! A perfect 6.56 acre retreat for vacationing families! 12 total rental buildings. 8 rental units have been totally restored and are online. 7 rentals are all 2 BR. The main lodge is 6BR 3BA, with high end finishes. 5 buildings are waiting for your special touch. This property has 382' on the Hudson River with 200' of sandy beach and sea wall. This property is being sold furnished, with all the linens and furniture included. L/A is owner
Listing Courtesy of: Welch Group Realty, LLC
1975 Central Av, Albany, NY 12205
+/- 4380 sf building for sale or lease on Central Avenue. Currently outfitted as a well established family restaurant. Recently renovated. Massive basement with office space and additional coolers and freezers. Prime location on Central Ave. A turn key opportunity or easy change of use. Owners open to lease options and owner financing.
Listing Courtesy of: 518 Realty.Com Inc
365 East River Dr, Lake Luzerne, NY 12846
MOTIVATED SELLERS! Awesome investment opportunity in the Southern Adirondacks! A perfect 6.56 acre retreat for vacationing families! 12 total rental buildings. 8 rental units have been totally restored and are online. 7 rentals are all 2 BR. The main lodge is 6BR 3BA, with high end finishes. 5 buildings are waiting for your special touch. This property has 382' on the Hudson River with 200' of sandy beach and sea wall. This property is being sold furnished, with all the linens and furniture included. L/A is owner
Listing Courtesy of: Welch Group
20 Computer Dr West, Colonie, NY 12205
Well appointed one story, newly painted and cleaned one story bldg. Newly paved parking lot, 3 glass panels replaced at side entrance. Four Roof top gas HVAC units, 600 amps electric. Conference room adjacent to main entrance, private offices along parameter, cube farm, two area used for service techs, great combination for hardware-software applications.
Listing Courtesy of: Berkshire Hathaway Blake
98 Everett Rd, Albany, NY 12205
If you're looking for income producing property with long term tenants, this property has little else to ask for. Multi-tenant buildings with separate utilities for all tenants. Financials available with CA. Call Listing agent to arrange all showings.
Listing Courtesy of: Advent Associates, LLC
104 Everett Rd, Albany, NY 12205
Great income producing mixed-use property with very little hands on necessary. Easy tenants that are metered separately. Ample parking and low maintenance. Financials available with CA. Call Listing agent for showing.
Listing Courtesy of: Advent Associates, LLC
2260 State Highway 29a, Gloversville, NY 12078
TWO HOUSES FOR THE PRICE OF ONE! Your dream home PLUS a ranch style bldg that is approx 2344sf of living space! Located in the Great Adirondack Mountains and overflowing with resort like features. You will fall in love with this 4 bdrm, 2.5 bath home with mature Adirondack landscaping and breathtaking views. The 2nd bldg has it's own Adirondack flare w/a fully equipped commercial kitchen, large bar, custom built fireplace and could easily be a second home and all on the same property. All season living w/60ft. lap pool to all kinds of outdoor fun like hiking, fishing and cross-country skiing to 4 wheeling without leaving your compound. A huge barn/garage for add'l storage of all your toys.Close proximity to NYS Trails, Royal Mt. Ski Resort, lakes and hiking trails for more family fun.
Listing Courtesy of: Coldwell Banker Prime Prop
801 Route 9, Gansevoort, NY 12831
LOCATION LOCATION LOCATION !! RARE business opportunity. Established in 1948, Famous Winslow's Restaurant & Tavern sits just out of Saratoga City limits along a very impressive Restaurant Row. Many updates and improvements over the years. Sale includes building, land and inventory. Spotless, well equipped kitchen with 2 Garmen Stoves, total of 16 Burners, Alto-Sham Warmer, Walk in cooler, prep stations, all inventory. High traffic count, thriving business (YES even during the pandemic) makes this an opportunity not to be missed. Saratoga Summers and ADK winters are just a fraction of the profitability. Loyal local clientele. Gorgeous Outdoor Dining Oasis with permanent covered structure overlooking beautiful landscaping and your very own private pond. Don't wait..Book your showing TODAY.
Listing Courtesy of: Hunt ERA
46 Pettis Rd, Gansevoort, NY 12831
+/- 8050 SF building sitting on 11 acres. Features include Four 14' overhead doors, 25' ceiling height, 3 phase power, a 5 ton overhead crane the stretches the length of the building, +/- 1 acre of cleared gravel, and +/- 9.5 usable acres. Seller will also consider a 3 year lease to purchase option. Environmental reports & surveys available in documents. Endless possibilities at this unique property!
Listing Courtesy of: Coldwell Banker Prime Prop.
801 Saratoga Road Road, Saratoga Springs, NY 12831
Turn-key restaurant opportunity with indoor and outdoor seating. Business, fixtures, equipment, building and land (2.38 acres) included. Winslow's is famous for its classic turkey dinner with all the trimmings.
Listing Courtesy of: Howard Hanna Capital Inc. - DV
5306 Sacandaga Rd, Galway, NY 12074
Opportunity awaits! Former store and restaurant in the town of Galway that operated for almost 60 years. Perfect location directly across from Galway Junior-Senior High School. Sold with all equipment and dish-ware the store used to operate, including many brand new features and items. Plenty of storage and large kitchen space. Upstairs there are four rented apartments, two-2 bedrooms and two-1 bedrooms. Don't miss out on this investment opportunity!
Listing Courtesy of: Berkshire Hathaway Blake
994 Saratoga Rd, Gansevoort, NY 12831
What an opportunity for someone to own a business in great Saratoga County! Centrally located 14 unit establishment in close proximity to downtown Saratoga Springs, Saratoga Race Track & the Saratoga Casino. Just a short drive to the village of Lake George with beautiful beaches & hiking opportunities. Close to ski resorts and retail outlets. This resort offers rentals with a combination of motel rooms, cabins, studio apts.,as well as a campground. Built in pool & detached garage(24x30) used for parties, barbeques, etc. Home includes LR, Kit. 2 bdrms, 2 bath, w/front office connected This is a wonderful turn key investment opportunity with many recent renovations. Property is well maintained with many updates. This could be just what you have been waiting for. Total SQFT is estimated.
Listing Courtesy of: Howard Hanna
1451 Route 9, Moreau, NY 12828
Enormous commercial multi-use building located on busy route 9 corridor (Saratoga road), sits on 3.00 acres. So much potential and many uses for this building. Currently home to a well-known fully equipped restaurant, banquet room used previously by restaurants and has been used as a storefront and art gallery, can be converted to more office space or used separately, large office space with conference room, and one apartment. 4 separate electrical services. Brand new high efficiency furnace for part of the building. Approximately 25,000 cars drive by twice daily. Acreage has been clear cut once. Public water at the building and public sewer coming soon.
Listing Courtesy of: Howard Hanna
1132-1148 Route 9, Moreau, NY 12831
+/- 23 acre Industrial/manufacturing site. Great access to the Northway at Exit 17. Owner will subdivide.
Listing Courtesy of: CBRE Albany
13 Park Ave Ext, Hadley, NY 12835
Wan't a Turn key restaurant with financials that support the purchase? Mollies Mason Jar is a well established restaurant with a loyal customer base in a super location. Restaurant offers sit down dining, a bar, and custom built wood fired pizza oven, they offer Pizza delivery, catering, banquets & private parties. Upstairs is a 3 bedroom 3 bath apartment for additional income or for owner to live on site. Additional 3000 sq ft of unfinished area could be 2bd apartment or expansion of Restaurant. There is tremendous opportunity for growth.
Listing Courtesy of: Davies-Davies & Assoc Real Est
538 County Highway 122, Gloversville, NY 12078
Ideal Business Opportunity...three buildings...one warehouse with upper level meeting space. Lower level is leased. The 4-5 year old second building with all the "bells and whistles" designed as an Ice Cream Parlor yet can be used for fast foods or other retail uses. The third building is an open sided pavilion building. It has all the makings for a great family business!
Listing Courtesy of: Coldwell Banker Prime Prop
3664 State Highway 30, Gloversville, NY 12078
What a LOCATION! Former restaurant w/large parking lot features 4285 sq ft, unfinished 2nd flr apt offers a live & work opportunity. Owner financing to credit qualified with 20% down (call agent for details). Opportunity for a gift store w/luncheon, breakfast spot, banquets, & more. Mixed use property could be retail shops, offices, apartments etc. Great outdoor space. 15 min to the Broadalbin boat launch. Super high visibility and high traffic count.
Listing Courtesy of: Inglenook Realty Inc
2 Union Pl, Johnstown, NY 12095
The 1798 Historic Union Hall Inn known for its fine dining and catering services is a rare opportunity for the right person to achieve their dream of owning a business. Many recent updates include exterior/interior painting, all hardwood floors for been refinished and roof recently coated. 3 dining rooms, beautiful bar w/additional seating, including outside dining areas are available. There is an apartment on the second floor that can be used as well. A perfect time to own your own business.
Listing Courtesy of: Coldwell Banker Prime Prop
214 County Highway 152, Northville, NY 12134
Recently renovated 12 unit Motel with Views of the Great Sacandaga Lake. Walking distance to restaurants, Golf & Quaint village of Northville. New Suite above Office can be Owner Apt or rental unit. Newly painted, New Mattress', carpet, LED Lighting and security system. Laundry in basement. Taxes include water & sewer. Turnkey operational profitable business opportunity.
Listing Courtesy of: Howard Hanna
891 & 887 Lake Avenue, Lake Lazur, NY 12846
This package is being sold with mls #201820679 You get a ADK Country Store/deli on approx. 1/2 acre with attached apartment w/separate entrance and 1/2 acre with 1776 sq ft building(BEING SOLD AS IS)that could be lived in/used for another business. both have 2 car garages and are on corner lots. Year round business supported by locals as well as vacationers from State campground on 4th Lake, New Outdoor Adventure Center & hiking trail to Potash mt. Well established business, price does not include inventory
Listing Courtesy of: Equitas Realty
2240 State Highway 29, Johnstown, NY 12095
5000+ square feet of office space on a 12+ acre country lot with blacktop parking, central air, 7-8 offices plus a kitchen, storage room, electronics room, conference room and 1200 sqft of open area, full high dry basement, security system, generator and many features. Flexible space, quite suitable for many alternative uses like a church, funeral home, municipal office, health care or retail. Just minutes east of Gloversville and Johnstown on well traveled State Highway 29.
Listing Courtesy of: Coldwell Banker Prime Prop
0000 Antioch Rd, Middle Grove, NY 12850
Galway Schls - Town of Providence - Saratoga Co -Entrepreneur wanted! CAMP BROOKLEDGE. Site of the original Camp Fire Girls campground. Versatile property located just 12 miles fm Sara Spr & 15 miles to the Gr Sacandaga. 58 acres of land that has been used as a campground for decades. Major road frontage. Gravel roads, electric, well. Original lodge with fireplace & kitchen. 40' x 60' Pavilion ideal for weddings & large events. 150' x 108' pond 5' deep fed by a brook & known as the "ice bucket". Adorable owners cabin w/heat. Multiple cabins, sheds, pavilions, fields, woods, 2 bath houses & more. Valuable timber. 10 acre lot separately deeded has frontage on S. Line. Opportunity for RV park, family compound, home sites or continue the legacy as a campground.
Listing Courtesy of: Inglenook Realty Inc
5-11 Maple St, Corinth, NY 12822
Attractive 5400 SF mixed-use building in the center of town. Includes adjacent 60' X 120' corner building lot that is currently used for parking. Exterior renovated with Hardy Board siding, new windows and roof improvements. 3 renovated commercial spaces on the first floor with large store front windows and exposed tin ceilings. Remainder of the building is framed for 3 apartments - to be completed by new owner. Beautiful second floor views, great location, high traffic counts, and a solid opportunity for investor/builder. See attached document for details of property and each unit.
Listing Courtesy of: Roohan Realty
111 Bridge St, Northville, NY 12134
This is a great opportunity in downtown Northville to own a large, over 7400 sq foot commercial building with large office spaces plus a separate smaller office on the first floor & 2 apartments upstairs.This building is conveniently located in the business district & has so much potential.The first floor has 9 separate office areas plus a large reception area. There are 2 apartments on the second floor.The smaller apt is a one BR apartment with a galley kitchen & includes a stove and refrigerator plus a LR area.The other apt is larger & has 2 bedrooms plus a living room, dining room and outside porch. There is also an attached garage for storage. Apt. rents are $700 & $800 including heat & water. Office rent is $475 & the radio antenna is $400 per month.
Listing Courtesy of: Howard Hanna
605 South Comrie Av, Johnstown, NY 12095
Location, Location, Location. Just 4 miles from the NYS Thruway, and adjacent to the Johnstown Industrial park, this site has a history of success. Formerly a modular home sales site, its current tenant markets used cars and trucks. Two buildings (one is a pole barn storage and the other 6-7 room sales office) Great spot for most and business operation. Office suite leasing option from $162 and up also
Listing Courtesy of: Coldwell Banker Prime Prop
523 Lower Oak St, Fort Edward, NY 12828
All Annual building and fire inspections were done last fall. Building is currently not in usThis property was updated and remondeled in 2009. In excellent condition...newer furnaces, air conditioning, electrical, roof, Inside of building has all been remodeled. Was a Day care...Amazing building with tons of possibilities. Let your imagination go while. 20 car parking or more...all code updates, i.e, exits etc.e, heating /cooling has been maintained.
Listing Courtesy of: Coldwell Banker Prime Prop.
370 North Greenfield Rd, Porter Corners, NY 12859
Unique & Well Known property known as Mom & Pops since the 1800's. Town Center Zoning in Greenfield/Porter Corners Allows for many uses - see full list under docs. .29 Acre parcel Consists of the General Store/Restaurant Building - approximately 1,295SF AND the single family farmhouse 1,244SF. Property backs up to the Creek. Perfect set up for live/work option OR as 2 income properties on one parcel. All equipment on site in the store is included. Barn is not structurally usable as is but could be sold off for the wood. Come check out this unique opportunity.
Listing Courtesy of: Julie & Co Realty, LLC
2 Guy Park Av, Amsterdam, NY 12010
Prominent professional office building with 5600 sq ft ideal to accommodate medical/dental/insurance/legal practices. Main floor currently set up as dental office with reception, waiting, staff break room, 3 baths, storage, lab room, 7 op stations, sterilization area. Ground level offers reception, waiting, 3 baths, conference room, flexible floor plan (movable walls) for 6+ exam or office rooms. Plenty of parking, high visibility property. Ground level has wheelchair lift. Seller offers up to a 15K credit for handicap ramp for main level access. Ask about possibility of Economic Development Grant through Homes & Community Renewal via City of Amsterdam.
Listing Courtesy of: Inglenook Realty Inc
887 Lake Av, Lake Luzerne, NY 12846
Wonderful ADK country store/deli located between Saratoga & Lake George. Apartment was added in 2003 for owner occupied. This 2 bdm apt. could be rented out for added income. Opened in 1962. financials avail. inventory separate Locally supported year round business located directly across st. from NYS campground & ADK Adventure center. Business services could be added...such as pizza, or breakfast sandwiches. Buyer could purchase this with 891 Lake Av for business expansion. 48 hr contingency
Listing Courtesy of: Equitas Realty
204 Harrison St, Gloversville, NY 12078
Situated in between two New York State Highways is this free span, 9000 sq ft, block warehouse (60' x 150') with one loading dock and one grade level 10' overhead door, (1) office and (2) bathrooms. Currently leased month to month.
Listing Courtesy of: Coldwell Banker Prime Prop
144 Langley Rd, Amsterdam, NY 12010
Well Maintained 5700 Sq ft commercial building only 4 miles from NYS Thruway.800 sq ft of retail space, 900 sq ft of office space with spacious rooms and large conference room. 4000 sq ft shop with three overhead doors, loading dock, radiant floor heat, and 14 foot ceiling height.This property offers many business opportunities. Previously used as High performance vehicle repair shop.Zoned commercial.
Listing Courtesy of: Country Boy Realty
1454 State Rt 30, Wells, NY 12190
Many possibilities with this former hotel, 3-floors, 8600+ sq/ft w/ beautiful views of Lake Algonquin. First floor has a commercial kitchen with ansul system. Extensive dining area, library and lounge. Second floor with 12 BR's and and 5 full BA. Third floor has 4 large BR's with en suite BA's Storage throughout. Paved off-street parking lot. Recently renovated top to bottom. Utilities, septic, security system etc. Too much to list. Must see to appreciate!
Listing Courtesy of: Howard Hanna
4727 Route 50, Gansevoort, NY 12831
Current residential zoning. Large parcel with acreage to qualify for PUD zoning. Currently used for carpentry. Also has a 2 bedroom, 1 bath apartment. To be sub-divided off larger parcel.
Listing Courtesy of: Howard Hanna
110 S Market St, Johnstown, NY 12095
Calling all investors! A blank slate ready to build with the previous plans available for reference. Historical open brick building and warehouse zoned for mixed use. The hard work has been done and it is ready for apartments or a local business. New roof, 4 floors in one building and two floors of warehouse space in the other, service elevator, security camera system, 2 loading docks and ample off street parking the possibilities are endless. A short walk from historical downtown Johnstown this location is right in the heart of the city!
Listing Courtesy of: Oxford Property Group USA
369 S Main St, Gloversville, NY 12078
The possibilities are endless with this high visibility commercial building. Central between Johnstown/Gloversville, minutes to Rte 30A, industrial parks and short drive to NYS thruway, and Capital/Saratoga regions. Mix of office, retail and storage areas in this 11000+ sq. ft., 2-story building. Large first floor storefront and separate showroom. Remainder of first floor is comprised of large area directly behind the storefront with work area; 2 add’l large areas with hardwood floors, 10’+ ceilings, shelving and work areas; freight elevator for easy access to and from the basement; 4 office/storage areas and 2 baths. Basement has concrete floors, four 8 foot doors, large storage area with 2 add’l rooms for storage/workspace. Newer HVAC and roof. Attached shed. Ample parking in paved
Listing Courtesy of: Howard Hanna
688 Route 9, Wilton, NY 12831
Commercial zoning on this 1.13 acre lot with 300 feet of frontage on busy Route 9. Public water, sewer and natural gas are available at the road. Principal Permitted Uses for this size and zone include business offices, day care center or small retail business. Special Permitted Uses include places of worship, senior living communities, veterinary offices and restaurants. Small vacant house on the lot to be removed by the purchaser.
Listing Courtesy of: Roohan Realty
18 Pine St, Corinth, NY 12822
Great Opportunity with plenty of room to expand- Perfect for Mechanic- Only Car wash in town of Corinth. Profitable business. Lots of Upgrades and Newer Equipment. 4 service bays and 4 self serve vacuum. 20 x 50 basement. Separate storage -one car garage. Recent boiler system, new concrete and draining system. Many other opportunities to expand with large lot size- great for mechanic, truck washing etc. 1 automatic bay. Needs minor upgrades. Call for additional information. Some Owner Financing/ Lease Purchase Possible.
Listing Courtesy of: Advantage Realty,LLC
9 Railroad St, Broadablin, NY 12025
Outstanding business opportunity in the Village of Broadalbin. 10 mins away from Sacandaga Lake, Adirondack State park, 15 mins away from Saratoga Springs, close to all major highways. Original home of Meatland Market a 40 year successful company no longer in operation. This property could be utilize for a variety of large or small business operations, Virtual meat market, furniture making, multi-family dwelling, antique car storage, storage facility, manufacturing, endless opportunity!
Listing Courtesy of: Carr Real Estate Group, LLC
322 Cty Hwy 101, Gloversville, NY 12078
Situated on 4 acres this newly remodeled home boasts over 7,100 sq ft of floor space with 3 bedrooms, 2 baths, 2 kitchens and huge family & dining rooms. This former banquet hall converted into a home offers a eat-in gourmet kitchen with granite countertops and a commercial kitchen for more serious cooking. Large open floor plan can be re-configured to suit your needs for areas such as an office, in-law apartment and recreation room. Root cellar with space for 2 cars. Zoned commercial. Some home furnishings are negotiable. Schedule your showing today to see this unique property that can be used for your home-based business!
Listing Courtesy of: Howard Hanna
50 North Main St, Gloversville, NY 12078
THIS IS ONE SUPER OPPORTUNITY HERE! Commercial Space offers 3,374+/- sq. ft. of space with 38+/- feet of road frontage on the heart of North Main Street, a full basement that you certainly can use for some great storage space with 2 forms of ingress and egress. Annual taxes are only $2,589. Formerly used as a restaurant and last used for a Dance Studio. Great Retail Space, Restaurant, Tavern, Office Space, Mixed Use, Warehouse/Storage, Thrift Store, Gallery, Studio, possibly a combination of commercial & residential space for your needs. OPPORTUNITY IS ENDLESS HERE. Parking is available off North Main Street and there is also parking outback behind the building. Location is close to all the City Amenities such as Banks, The Glove Theatre, City Hall, Post Office, Eateries & more.
Listing Courtesy of: Junell Realty LLC
391 S Main St, Gloversville, NY 12078
If you have been thinking of going into the restaurant/tavern business, the perfect opportunity awaits you now...This 13 yr young building is equipped with all the FF&E and ready for you to walk thru the door. The property is located on a busy corner lot with high visibility. It is a stones throw from the industrial park, Parkhurst Fields and 2 great Main St's! The interior seats 46 & there is seating for 28 seats on the patio as well. There is also room to expand. Everything you see is included!
Listing Courtesy of: Howard Hanna
4 Main, Lake Luzerne, NY 12846
Well established and long operating auto mechanic shop. 4 lifts, office, paint booth and open shop space. Building and land for sale. Owner will sell the business separately.
Listing Courtesy of: Levack Real Estate Inc
515 Palmer Av, Corinth, NY 12822
Turn key restaurant and tavern located on busy Palmer Ave. First floor completely renovated in 2013. Second and third floors ready to be renovated/made into apartments for additional income. Large space with many retail and income possibilities.
Listing Courtesy of: Hometown RE & Property Mgmt
2884 State Rt 30, Speculator, NY 12164
Well established Turn key Diner with regulars and seasonal out-of-towners. EVERYTHING you need to start up your own business. This diner seats 26 customers and comes FULLY equipped with 2 fryers, flat griddle, char broiler, industrial refrigerator, as well as, 2 refrigerators and a walk-in freezer and a $15k generator. This business is open every day all year round. Come enjoy the sites and sounds of downtown Speculator
Listing Courtesy of: Coldwell Banker Prime Prop
189 Fifth Av, Gloversville, NY 12078
Super high-traffic area, surrounded by big box stores & retail chains. Well-maintained commercial building with large NEW parking lot, lovely curb appeal, & beautiful back yard. New roof & furnace. This is a highly visible building from all directions. This is a wonderful opportunity for a live/work scenario, or rent the upstairs as residential to cover your business expenses downstairs. There are so many possibilities for this building- there are 3 offices, storage room, full bath / possible apartment upstairs; showroom, work room, & half bath downstairs. The back yard is peaceful despite the busy location and wildlife can often be seen. Extra acreage may be negotiated with sale if the buyer wishes. Over ten acres with frontage on 30a. Just outside city limits! . Agent related to owners.
Listing Courtesy of: Darby Real Estate of NY Inc
28 E Main St, Johnstown, NY 12095
This property/business was a favorite for years, "Forever Young's" & is still turn key. This business closed before pandemic as the owner's retired. Featuring 3 separate dining rms, stainless steel kit. w / ansul system and tiled bath rms. The 2nd floor offers a large banquet rm ideal for weddings, showers or any sort of parties. It features beautiful hardwood flooring, large bar w/ dumb waiter and 1/2 bath. The lower level has a beautiful old tap rm with avintage bar in good condition and walk in cooler. There's also separate baths and ingress and egress from the basement.
Listing Courtesy of: Howard Hanna
710 Route 9, , NY 12831
Listing Courtesy of: Linda Munro