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    The Largest CRE Database in the US with Over 1 Million Listings

    2775 State Route 30 Tupper Lake, NY 12986

    Sponsored
    For Sale
    Pending
    $425,000

    COMMERCIAL - Tupper Lake, NY

    Property size:
    3,300 SF
    Lot size:
    1.05 Acres
    Days on Market:
    9
    Last Refresh:
    Jan 28 at 10:06 am

    Property Features for 2775 State Route 30

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Standard status
    Pending
    Zoning
    Mixed
    APN
    491-4-6
    Parking features
    Driveway, Parking Lot, Guest
    Interior features
    Eat-in Kitchen, Storage
    Exterior features
    Fire Pit, Lighting, Private Yard, Storage
    Fencing
    Fenced
    Fireplace
    1
    Basement
    Partial
    Appliances
    Dryer, Electric Range, Electric Water Heater, Free-Standing Electric Range, Microwave, Refrigerator
    Size
    3,300 SF
    Lot size
    1.05 Acres

    Utilities

    Sewer type
    Septic Tank
    Heating system
    Baseboard, Electric (Heating), Fireplace(s), Fireplace Insert
    Cooling system
    Wall/Window Unit(s), Window Unit(s)
    Water source
    Well

    Building Details

    Year built
    1938
    Flooring type
    Vinyl, Linoleum, Hardwood
    Building materials
    Frame
    Roof type
    Shingle, Asphalt
    Additional Structures
    Storage

    We can help!

    Listing Contact
    James Lavalley

    LaValley Real Estate (518) 359-9440

    Listing agent James Lavalley (518) 359-9440

    Listing date Jan 20, 2026

    MLS# 202063

    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.

    Learn more

    Property Insight Report

    Overview

    Historic Adirondack Cabins For Sale

    This historic lodging establishment, continuously run since the 1930s, is located on the eastern edge of Tupper Lake, adjacent to the Adirondack High Peaks, Raquette River, and St. Regis Canoe Area. Northwood Cabins is situated in the heart of the Adirondack region, offering guests a tranquil retreat surrounded by nature. The property consists of 9 cabins, plus a main house with an additional one-room apartment. These traditional Adirondack-style cabins have been renovated with modern amenities to ensure a comfortable stay, including comfortable beds, private bathrooms, warmth, and ambiance. Northwood Cabins offers easy access to The Wild Center, the Adirondack Sky Center, several restaurants and retail stores, plus a wealth of outdoor activities year-round. Guests can explore nearby hiking trails, go fishing or boating on the lakes, paddle through scenic waterways, or simply relax amidst the natural beauty of the surroundings. In the winter, activities such as snowshoeing, cross-country skiing, and ice fishing are popular. The property has a mixed zoning and a lot size of 1.05 acres. The property size is 3300 square feet.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Hotels

    Suggested Use

    Hotel & Motel Kitchen & Bath Storage Facility Smoke and Vape Shop Bed & Breakfast Plumbing Service Tailor Shop

    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
    -74.411528
    Latitude
    44.234435

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    FAQs

    What type of property is this?
    Hotel - Tranquil retreat in the heart of the Adirondack region.
    Where is this hotel located?
    The property is located at 2775 State Route 30 Tupper Lake, NY.
    What is the asking price?
    The asking price for this property is $425,000.
    What are key features of this property?
    This property features: - Prime Adirondack Location: Adjacent to High Peaks, Raquette River, and St. Regis Canoe Area, offering unparalleled access to outdoor recreation.; - Established Business: Continuously operated since the 1930s, providing a proven track record and established reputation.; - Multiple Income Streams: Features 9 cabins plus a main house with an apartment, maximizing rental potential.
    (518) 359-9440
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    2775 State Route 30 Tupper Lake, NY 12986
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    Tupper Lake, NY 12986
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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
    2775 State Route 30 Tupper Lake, NY 12986
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    We can help!
    Listing Contact
    James Lavalley
    (518) 359-9440
    Learn more
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