Riverside Mixed-Use Log
For Sale
$795,000
3633 Rt 9, Lake George, NY 12845
Commercial Sale, Lake George, NY
Property Size3,552 SF
Lot Size1.37 Acres
Price / SF$223.82
Days on Market50
Property Features for 3633 Rt 9
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Commercial
Bathrooms
3
Full bathrooms
2
Half bathrooms
1
Rooms
Bathroom 3, Bathroom 1, Bathroom 2
Parking
10
Basement
Finished, Full, Apartment, Exterior Entry, Interior Entry
View
River
Elementary school
Lake George
High school
Lake George
Elementary school district
Lake George
Middle school district
Lake George
High school district
Lake George
Directions
Exit 23 of the Northway. Go towards McDonalds, at light take a left and then an immediate right. parking will be directly in front of you .
Standard status
Active
APN
522289 211.03-1-13
Size
3,552 SF
Lot size
1.37 Acres
Taxes and HOA fees
Tax Annual Amount
15977
Utilities
Sewer type
Septic Tank
Heating system
Baseboard, Electric (Heating), Propane (Heating), Forced Air
Cooling system
Central Air
Water source
Public
Water front features
River Front
Water front
1
Building Details
Year built
2000
Floors in Building
2
Flooring type
Hardwood, Carpet
Building materials
Cedar, Log
Roof type
Asphalt
Architectural style
Other
Listing Agency:
Julie & Co Realty LLC
(518) 350-7653
Listed By:
Glenn Harris · License #10401337967
(518) 494-8318
Added: Aug 4
Changed: Sep 14
Last Checked: Sep 22 at 11:06PM
MLS# 202623220
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.
Investment Insights
Based on property information with market context.
This 3,552-square-foot mixed-use property occupies 1.37 acres and features a cedar-and-log cabin built in 2000. Hardwood and carpet flooring, central air, electric baseboard and propane forced-air heating, public water, and septic service are in place. The property includes river frontage and may convey with furnishings if desired.
Located at 3633 Rt 9 near Exit 23 of the Adirondack Northway, the property recorded a 2019 NYSDOT AADT of 12,731 vehicles. It has 200 feet of Schroon River frontage and is positioned near Lake George Village, Warrensburg, and Adirondack recreation destinations. Commercial zoning is in place, and residential conversion may be possible subject to Town approvals. Any future short-term rental use would remain subject to applicable Town regulations and permitting requirements.
Located at 3633 Rt 9 near Exit 23 of the Adirondack Northway, the property recorded a 2019 NYSDOT AADT of 12,731 vehicles. It has 200 feet of Schroon River frontage and is positioned near Lake George Village, Warrensburg, and Adirondack recreation destinations. Commercial zoning is in place, and residential conversion may be possible subject to Town approvals. Any future short-term rental use would remain subject to applicable Town regulations and permitting requirements.
Key Highlights
- 1.37‑acre mixed‑use property with a 3,552‑square‑foot cedar‑and‑log cabin
- 200' frontage on the Schroon River
- Commercial zoning with potential residential conversion subject to Town approvals
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$54,985
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
6.92%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,099,700
$1.1M
Cap Rate 7%
$785,500
$785.5K
Cap Rate 9%
$610,944
$610.9K
Market Conditions
NOI Build-Up for 3,552 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$85.2K $24.00/SF
− Vacancy
−$11.9K −$3.36/SF
EGI
$73.3K $20.64/SF
− OpEx
−$18.3K −$5.16/SF
NOI
$55.0K $15.48/SF
Area
Warren County, NY
Vacancy
14.00%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,099,700
Cap Rate 7%
$785,500
Cap Rate 9%
$610,944
Alternative Uses
Best Use
Office B
$785.5K
$687.3K – $916.4K
NOI $54,985 @ 7.0% cap · market cap 6.92%
Second Best
Mixed Use
$630.2K
$551.5K – $735.3K
NOI $44,116 @ 7.0% cap · market cap 5.55%
Theoretical Best
Office A
$1.06M
$930.3K – $1.24M
NOI $74,422 @ 7.0% cap · market cap 9.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
12,731 VPD
Traffic count
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
185
Businesses Nearby
Explore this area
Business Placement
Demographics for 12845, NY
4,873
Population
3,441
Households
1.4
Avg Household Size
52
Median Age
37%
College-Educated
94%
High-School Grad
45.0 sq mi
ZIP Area
108
Density / Sq Mi
$95,583
Median Household Income
$50,000
Median Earnings
$1,064
Median Rent
$371,700
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Commercially zoned log cabin with river frontage, highway access, and potential residential conversion subject to Town approvals.
Where is this mixed-use property located?
The property is located at 3633 Rt 9 Lake George, NY.
What is the asking price?
The asking price for this property is $795,000.
What are key features of this property?
This property features: 1.37‑acre mixed‑use property with a 3,552‑square‑foot cedar‑and‑log cabin; 200' frontage on the Schroon River; Commercial zoning with potential residential conversion subject to Town approvals
