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    11 Town Shed Rd Brant Lake, NY 12815

    Sponsored
    For Sale
    $4,000,000

    COMMERCIAL - Other - Brant Lake, NY

    Property size:
    31,960 SF
    Lot size:
    12.32 Acres
    Days on Market:
    47
    Last Refresh:
    Feb 14 at 12:06 am

    Property Features for 11 Town Shed Rd

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Standard status
    Active
    Security features
    Security System
    Zoning
    Commercial
    APN
    522800 88.10-1-58
    Parking
    10
    Basement
    Interior Entry, Finished
    Size
    31,960 SF
    Lot size
    12.32 Acres

    Utilities

    Sewer type
    Septic Tank
    Heating system
    Propane (Heating)
    Cooling system
    Ductless
    Water source
    Well

    Building Details

    Building materials
    Aluminum Siding, Steel Beam
    Roof type
    Metal, Shingle
    Architectural style
    Other
    Additional Structures
    Boat House

    We can help!

    Listing Contact
    Angelisha Davis

    Selling ADK (518) 260-6044

    Listing agent Angelisha Davis (518) 823-5328 License #10491212767

    Listing date Dec 30, 2025

    MLS# 202528192

    Copyright © 2026 Global MLS, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Property Insight Report

    Overview

    Full Service Adirondacks Marine Business

    This is a rare opportunity to acquire a full-service marine business situated in the heart of the Adirondacks. The property is centrally located near Brant Lake, Loon Lake, Schroon Lake, and Lake George. This turnkey operation has demonstrated profitability, a seasoned staff, and strong local demand. The real estate includes well-maintained buildings totaling over 30,000 square feet and over 12 acres of land, supporting diversified revenue streams. The business features steady indoor and outdoor boat storage, new and used boat sales with inventory, a brick-and-mortar retail store offering marine supplies and gear, a full boat service shop with certified technicians, and a boat rental business catering to recreational experiences for locals and tourists. This well-established, year-round business has operated for over 25 years and has the potential for expansion, with space to add additional buildings such as an indoor showroom or further expand boat storage capacity. The property is already zoned and approved for such additions. It is ideal for an owner-operator, investor, or expansion of an existing marine business.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    EZ Marine & Storage Car Dealership

    Suggested Use

    Spa & Massage Center Auto Repair Shop Hair Salon Nail Salon Hotel & Motel Auto Parts Store Storage Facility HVAC Service Cafe & Coffee Shop Electrical Service

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Brant Lake
    County
    Warren
    State
    New York
    Longitude
    -73.758446
    Latitude
    43.673291

    Nearby Similar for Sale

    • $3,300,000
      71.57 Acres

      Adirondack Campground Investment

      Established 105-site campground, 71 acres.
      389 Grassville Rd, Brant Lake, NY 12815
      View Details

    FAQs

    What type of property is this?
    Marina - Turnkey marine business opportunity in the heart of the Adirondacks.
    Where is this marina located?
    The property is located at 11 Town Shed Rd Brant Lake, NY.
    What is the asking price?
    The asking price for this property is $4,000,000.
    What are key features of this property?
    This property features: - Turnkey, profitable marine business with 25+ years of proven success in the Adirondacks.; - Diversified revenue streams: boat storage, sales, retail, service, and rentals.; - Extensive real estate: 30,000+ sq ft of buildings on 12+ acres.
    (518) 823-5328
    Request Owner's contact information
    11 Town Shed Rd Brant Lake, NY 12815
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    Brant Lake, NY 12815
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    11 Town Shed Rd Brant Lake, NY 12815
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    We can help!
    Listing Contact
    Angelisha Davis
    Real Estate License ID: 10491212767
    (518) 823-5328
    Learn more
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