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    Adirondack Land with Shoreline Access Title is generated by Realmo AI

    45 Twin Ponds Preserve, North Bangor, NY 12966

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    Claim this Listing
    Pending
    $249,000

    LAND - Brandon, NY

    Lot size:
    5.08 Acres
    Added:
    Feb 1, 2022
    Days on Market:
    1566
    Last Refresh:
    May 17 at 9:06 am

    Property Features for 45 Twin Ponds Preserve

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Pending
    APN
    198.-1-4
    Lot size
    5.08 Acres

    Taxes and HOA fees

    Tax Annual Amount
    450

    Utilities

    Utilities
    Phone Available
    Sewer type
    Septic Needed
    Water source
    Well Needed
    Water front features
    Lake
    Water front
    1

    We can help!

    Listing Contact
    Jonathan Gorgas
    Jonathan Gorgas

    Listing agent Jonathan Gorgas

    Listing office Merrill L. Thomas, Inc. 2469 Main Street, Lake Placid, NY

    Listing date Feb 1, 2022

    MLS# 175469 Listing URL

    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.

    HighLights

    • 4300+ acre property bordering the Adirondack Park, offering extensive recreational opportunities.
    • Features the 500‑acre 'Twin Ponds' and other smaller ponds, ideal for canoeing, kayaking, and brook trout fishing.
    • Enjoy a private setting on the 5‑acre site ('Beech Ridge') with 275 feet of shoreline.
    • Miles of hiking trails and abundant bird/wildlife viewing opportunities.
    • Gentle sloping ridge line to the water's edge provides easy water access.
    • Easy access to Lake Clear/Saranac Lake Airport.

    Overview

    Twin Ponds Preserve features over 4300 acres bordering the Adirondack Park. The property includes the 500-acre Twin Ponds, along with smaller ponds, offering opportunities for canoeing, kayaking, and brook trout fishing. Miles of hiking trails provide bird and wildlife viewing. This environmentally-minded development offers access to the Lake Clear/Saranac Lake Airport and the Adirondack Region. The site, known as Beech Ridge, encompasses 5.08 acres with 275 feet of shoreline. The property features hardwoods and water views, with a gentle sloping ridge line to the water's edge, suitable for launching a canoe or kayak. Located in Brandon, New York, the property is in Franklin County, with postal code 12966.
    Location Intelligence

    Current Use by Public Records

    Waterfront Land

    Map

    City
    North Bangor
    County
    Franklin
    State
    New York
    Longitude
    -74.4173
    Latitude
    44.7973

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    FAQs

    What type of property is this?
    Waterfront Land - 5-acre lot with 275 feet of shoreline on Twin Ponds.
    Where is this waterfront land located?
    The property is located at 45 Twin Ponds Preserve North Bangor, NY.
    What is the asking price?
    The asking price for this property is $249,000.
    What are key features of this property?
    This property features: 4300+ acre property bordering the Adirondack Park, offering extensive recreational opportunities.; Features the 500‑acre 'Twin Ponds' and other smaller ponds, ideal for canoeing, kayaking, and brook trout fishing.; Enjoy a private setting on the 5‑acre site ('Beech Ridge') with **275 feet of shoreline**.
    (518) 637-2873
    We can help!
    Listing Contact
    Jonathan Gorgas
    Jonathan Gorgas
    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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