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    3446 State Route 28 Blue Mountain Lake, NY 12812

    View on Map
    For Sale
    $429,000

    COMMERCIAL - Blue Mountain Lake, NY

    Property size:
    8,020 SF
    Lot size:
    0.39 Acres
    Added:
    Nov 26, 2024
    Days on Market:
    497
    Last Refresh:
    Apr 7 at 2:06 am

    Property Features for 3446 State Route 28

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    Commercial
    Parking features
    On Street, Driveway
    Interior features
    High Speed Internet, Storage
    Appliances
    Electric Oven, Electric Water Heater, Refrigerator
    Standard status
    Active
    APN
    46.007-2-25
    Size
    8,020 SF
    Lot size
    0.39 Acres

    Utilities

    Utilities
    Phone Available
    Sewer type
    Septic Tank
    Heating system
    Hot Water(Heating), Baseboard, Oil, Zoned
    Water source
    Public

    Building Details

    Year built
    1920
    Floors in Building
    2
    Building materials
    Wood Siding
    Roof type
    Shingle
    Additional Structures
    Storage

    We can help!

    Listing Contact
    Ethan Vander Molen

    Listing agent Ethan Vander Molen

    Listing office Terrie O'Connor Realtors 300G Lake Street, Ramsey, NY

    Listing date Nov 26, 2024

    MLS# 203532

    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

    Blue Mountain Lake Mixed-Use Property

    Located in Blue Mountain Lake, NY, this mixed-use property offers possibilities for residential and commercial use. The building features flexible spaces adaptable to various needs and is positioned to capture views of the town and surrounding landscape. The property is near outdoor recreation such as hiking, boating, and fishing, as well as local culture. For commercial purposes, the property offers visibility along State Route 28, suitable for a retail business, restaurant, gallery, or office space. Its proximity to the lake and surrounding attractions makes it attractive to visitors, tourists, and locals. For residential use, the property offers a layout ideal for creating an Adirondack home or vacation retreat. The location and natural beauty provide a peaceful living environment. The property includes parking and easy access. The lot size is 0.39 acres and the property size is 8020 square feet.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Mixed-use properties

    Map

    City
    Blue Mountain Lake
    County
    Hamilton
    State
    New York
    Longitude
    -74.436569
    Latitude
    43.854019

    FAQs

    What type of property is this?
    Mixed-use property - Commercial/residential property in the Adirondack Mountains with flexible spaces.
    Where is this mixed-use property located?
    The property is located at 3446 State Route 28 Blue Mountain Lake, NY.
    What is the asking price?
    The asking price for this property is $429,000.
    What are key features of this property?
    This property features: Prime location in the heart of Blue Mountain Lake, offering commercial and residential potential; High visibility on State Route 28, ideal for attracting customers; Flexible interior spaces easily adaptable to various needs
    (201) 970-3626
    We can help!
    Listing Contact
    Ethan Vander Molen
    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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