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    Iconic Adirondack Nature Attraction Title is generated by Realmo AI

    4761 NYS Route 86, Wilmington, NY 12997

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    For Sale
    $6,900,000

    Commercial Sale, Other - Wilmington, NY

    Type:Business
    Lot size:
    21.09 Acres
    Added:
    Dec 4, 2025
    Days on Market:
    163
    Last Refresh:
    May 16 at 10:06 pm

    Property Features for 4761 NYS Route 86

    General Information

    Property type
    Commercial Sale
    Property subtype
    Business
    Parking features
    Parking Lot
    Exterior features
    Lighting
    Standard status
    Active
    APN
    25.-1-11.000
    Lot size
    21.09 Acres

    Utilities

    Heating system
    Electric (Heating), Oil, Other (Heating), Propane (Heating)
    Cooling system
    Ductless, Multi Units, Wall Unit(s)

    Building Details

    Year built
    1980
    Roof type
    Metal
    Architectural style
    Other

    We can help!

    Listing Contact
    Colleen Holmes

    Listing agent Colleen Holmes

    Listing office Engel & Völkers Lake Placid 2297 Saranac Ave., Lake Placid, NY

    Listing date Dec 4, 2025

    MLS# 177599 Listing URL

    Copyright © 2026 Engel & Völkers. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Iconic Adirondack nature attraction and turnkey tourism business with multiple revenue streams.
    • Significant 2024 capital improvements exceeding $1M, ensuring durability and reduced maintenance.
    • Prime location adjacent to Whiteface Mountain Ski Resort and minutes from Lake Placid, benefiting from year‑round tourism.
    • 22 acres with over 2,000 feet of Ausable River frontage, featuring dramatic waterfalls and renovated steel walkways/bridges.
    • Fully equipped 4,200 sq ft lodge with gift shop, restrooms, and a commercial restaurant with indoor, lounge, and outdoor seating.
    • Proven business systems in place, offering immediate continuity and long‑term growth potential.

    Overview

    This fully operational, year-round attraction is an established tourism business in the Adirondacks. The property spans 22 acres and features over 2,000 feet of Ausable River frontage. Dramatic waterfalls, steel walkways, and renovated bridges provide a visitor experience in all seasons. Significant capital improvements in 2024, exceeding $1M, include steel staircases, structural supports, decking, fencing, and an award-winning industrial paint restoration. A 4,200 sq ft lodge includes a gift shop, restrooms, and a fully equipped commercial restaurant with indoor, lounge, and outdoor seating areas. The business operates with proven systems and multiple revenue streams, including ticketed admission, retail, café services, and private events. The location is adjacent to Whiteface Mountain Ski Resort and minutes from Lake Placid, benefiting from strong year-round tourism traffic. This turnkey operation blends natural beauty, infrastructure, and consistent visitation. The property is positioned for immediate continuity and long-term growth under new ownership.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Theaters & concert halls

    Map

    City
    Wilmington
    County
    Essex
    State
    New York
    Longitude
    -73.876923
    Latitude
    44.347542

    FAQs

    What type of property is this?
    Theater & concert hall - Turnkey tourism business opportunity in the heart of the Adirondacks.
    Where is this theater & concert hall located?
    The property is located at 4761 NYS Route 86 Wilmington, NY.
    What is the asking price?
    The asking price for this property is $6,900,000.
    What are key features of this property?
    This property features: Iconic Adirondack nature attraction and turnkey tourism business with multiple revenue streams.; Significant 2024 capital improvements exceeding $1M, ensuring durability and reduced maintenance.; Prime location adjacent to Whiteface Mountain Ski Resort and minutes from Lake Placid, benefiting from year‑round tourism.
    (518) 523-4404
    We can help!
    Listing Contact
    Colleen Holmes
    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.

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