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    1616 NY-30 Tupper Lake, NY 12986

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    For Sale
    $990,000

    COMMERCIAL - Tupper Lake, NY

    Property size:
    15,000 SF
    Lot size:
    7.22 Acres
    Price / SF:
    $66/SF
    Added:
    Feb 25, 2025
    Days on Market:
    431
    Last Refresh:
    May 2 at 10:06 pm

    Property Features for 1616 NY-30

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    Commercial
    Parking features
    Driveway
    Interior features
    Built-in Features, Ceiling Fan(s), Kitchen Island, Natural Woodwork
    Exterior features
    Barbecue, Basketball Court, Courtyard, Dock, Fire Pit, Lake Access Steps, Playground, Storage
    Dock
    1
    Fireplace
    1
    Basement
    Finished, Walk-Out Access
    Appliances
    Built-In Gas Oven, Electric Water Heater, Microwave, Oven, Refrigerator, Washer/Dryer
    Standard status
    Active
    APN
    510.-1-32
    Size
    15,000 SF
    Lot size
    7.22 Acres

    Taxes and HOA fees

    Tax Annual Amount
    25480

    Utilities

    Utilities
    Propane
    Sewer type
    Public Sewer
    Heating system
    Propane (Heating), Fireplace(s)
    Cooling system
    Ceiling Fan(s), Varies by Unit
    Water source
    Public
    Water front features
    Waterfront, Beach Access, Lake Front
    Water front
    1

    Building Details

    Year built
    2007
    Flooring type
    Tile - Ceramic, Carpet, Wood, Plank
    Building materials
    Brick, Cedar, Log, Synthetic Stucco
    Roof type
    Aluminum, Shingle
    Additional Structures
    Storage

    We can help!

    Listing Contact
    Nicholas Boyea

    Listing agent Nicholas Boyea

    Listing office RE/MAX North Country 68 Cornelia Street, Plattsburgh, NY

    Listing date Feb 25, 2025

    MLS# 203960

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

    Overview

    Waterfront Adirondack Property with Income Potential

    This 20-unit commercial property is located just minutes from the village of Tupper Lake. Situated on over 7 acres in the Adirondacks, the property includes 19 separate buildings. The property features a three-bedroom, two-bathroom main house, suitable for owner occupancy, with an office located below. There is also a duplex with a porch, along with several one- to two-bedroom cabins, four of which have fireplaces. These structures offer potential for a vacation rental business, retreat center, or small-scale resort that can be used four seasons. A central courtyard includes a heated swimming pool and a large, open yard. The property has beach frontage, a boat launch area, and direct access to Tupper Lake. It also borders the Tupper Lake 18-hole Championship Golf Course. The property offers space and flexibility for various uses. The property size is 15000 square feet.
    Location Intelligence

    Current Use by Public Records

    Isalis (Bike/Boat/Book/etc) Store Party City Party Supply Store Skunk Funk Big Box & Wholesale Store Carl's Trading Co Hat Shop Bushka's Kitchen LLC (Bike/Boat/Book/etc) Store

    Suggested Use

    Hotel & Motel Veterinary Clinic Bed & Breakfast

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

    Location Insight

    • Map
    • Local Demand
    City
    Tupper Lake
    County
    Franklin
    State
    New York
    Longitude
    -74.483907
    Latitude
    44.193656

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    FAQs

    What type of property is this?
    Resort - 20-unit waterfront property on 7+ acres near Tupper Lake.
    Where is this resort located?
    The property is located at 1616 NY-30 Tupper Lake, NY.
    What is the asking price?
    The asking price for this property is $990,000.
    What are key features of this property?
    This property features: Waterfront property with direct access to Tupper Lake, including beach frontage and a boat launch.; Multiple income opportunities with **20 units across 19 buildings**, including cabins suitable for vacation rentals.; **Spacious three‑bedroom, two‑bathroom main house with an office**, ideal for owner occupancy.
    (518) 481-7593
    We can help!
    Listing Contact
    Nicholas Boyea
    Learn More
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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
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    1616 NY-30, Tupper Lake, NY 12986

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