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    2 Karl's Corner Drive Bolton Landing, NY 12814

    View on Map
    For Sale
    $549,000

    COMMERCIAL - Other - Bolton Landing, NY

    Type:Retail
    Property size:
    630 SF
    Lot size:
    0.08 Acres
    Added:
    Aug 30, 2024
    Days on Market:
    580
    Last Refresh:
    Apr 1 at 6:06 pm

    Property Features for 2 Karl's Corner Drive

    General Information

    Property type
    Commercial Sale
    Property subtype
    Retail
    Zoning
    Commercial
    Bathrooms
    1
    Rooms
    Bathroom 1
    Parking
    3
    Interior features
    High Speed Internet
    Basement
    Finished
    Accessibility
    Accessible Approach with Ramp
    Standard status
    Active
    APN
    171.19-1-66
    Size
    630 SF
    Lot size
    0.08 Acres

    Taxes and HOA fees

    TaxAnnualAmount
    1648

    Utilities

    Sewer type
    Public Sewer
    Heating system
    Oil, Hot Water(Heating), Radiant
    Cooling system
    Window Unit(s)
    Water source
    Public

    Building Details

    Year built
    1958
    Floors in Building
    1
    Flooring type
    Wood
    Building materials
    Wood Siding
    Architectural style
    Other

    We can help!

    Listing Contact
    Valerie Erceg

    Listing agent Valerie Erceg License #10401329957

    Listing office Davies-Davies & Assoc Real Est PO Box 201, Queensbury, NY

    Listing date Aug 30, 2024

    MLS# 202424539

    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.

    Overview

    Bolton Landing Retail/Office Space

    This Bolton Landing property offers a prime location for retail or office commercial space. The main level spans 630 square feet and is currently configured for retail and display purposes. The finished lower level basement provides an additional approximate 525 square feet, presently utilized for inventory storage and office space. A full bathroom is located downstairs. Access to the basement is available from both inside and outside, offering convenient ingress and egress. The property benefits from high foot traffic and is situated across the street from a public parking area, behind Bolton Landing Brewery Company on Lake Shore Drive. It features oil heat radiant, a hot water boiler, and a 150 Amp service. Cooling is provided by a window unit AC. The building has an asphalt shingle roof and wood siding. The property is zoned Medium Density Residential (RM 1.3) with variance approval for Commercial Retail.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Retail space

    Map

    City
    Bolton Landing
    County
    Warren
    State
    New York
    Longitude
    -73.656212
    Latitude
    43.555804

    Nearby Similar for Sale

    • $1,050,000

      Bolton Landing Commercial Property For Sale

      Rare commercial property on Lake Shore Drive in Bolton Landing.
      4921 Lake Shore Drive, Bolton Landing, NY 12814
      View Details
    • $585,000
      630 SF

      Bolton Retail/Office Commercial Space

      Retail/office space in Bolton Landing with finished basement.
      2 Karl's Korner Dr, Bolton, NY 12814
      View Details
    • $1,050,000

      Lake Shore Drive Commercial Property

      Commercial property on Lake Shore Drive in Bolton Landing.
      4921 Lake Shore Drive, Bolton, NY 12814
      View Details

    FAQs

    What type of property is this?
    Retail space - Retail/office space in Bolton Landing with finished basement.
    Where is this retail space located?
    The property is located at 2 Karl's Corner Drive Bolton Landing, NY.
    What is the asking price?
    The asking price for this property is $549,000.
    What are key features of this property?
    This property features: Prime Bolton Landing location with high foot traffic, ideal for retail/office; Two levels of finished space: **630 sqft main level (retail/display)** and 525 sqft finished basement (storage/office); Commercial retail variance approval in a Medium Density Residential zone
    (518) 361-2785
    We can help!
    Listing Contact
    Valerie Erceg
    Real Estate License ID: 10401329957
    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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