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    746 Howe Rd Lake Luzerne, NY 12846

    View on Map
    Sponsored
    For Sale
    $1,550,000

    COMMERCIAL - Other - Lake Luzerne, NY

    Property size:
    5,780 SF
    Lot size:
    22.28 Acres
    Days on Market:
    6
    Last Refresh:
    Mar 10 at 1:06 am

    Property Features for 746 Howe Rd

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Standard status
    Active
    Zoning
    Mixed
    Rooms
    Bathroom 1, Bathroom 3, Bathroom 5, Bathroom 4, Bathroom 2
    Bathrooms
    5
    APN
    523200 286.15-1-28.1
    Parking
    12
    Patio and Porch features
    Porch
    Interior features
    Paddle Fan, Cathedral Ceiling(s)
    Exterior features
    Lighting
    Fireplace
    1
    Basement
    Full, Unfinished
    Size
    5,780 SF
    Lot size
    22.28 Acres

    Utilities

    Sewer type
    Septic Tank
    Heating system
    Forced Air, Fireplace(s), Wood Stove, Fireplace Insert, Wood
    Cooling system
    Central Air
    Water source
    Well
    Water front features
    Creek, Stream, Pond

    Building Details

    Year built
    1942
    Floors in Building
    2
    Flooring type
    Tile - Ceramic, Carpet, Wood
    Building materials
    Log
    Roof type
    Asphalt
    Architectural style
    Other
    Additional Structures
    Residence

    We can help!

    Listing Contact
    Deena Miller

    Realty One Group Key (518) 630-5360

    Listing agent Deena Miller (518) 588-2751 License #10401361467

    Listing date Mar 4, 2026

    MLS# 202610519

    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.

    Learn more

    Property Insight Report

    Overview

    Adirondack Lodges on Howe Road

    This property features two authentic Adirondack-style lodges situated on a 22.28-acre lot. With a total property size of 5780 square feet, the lodges offer flexibility as a private residence, income-producing rental, or commercial investment. Each lodge showcases classic Adirondack architecture, featuring warm wood interiors, inviting living spaces, and thoughtful layouts designed for comfort and functionality. The lodges can be occupied individually or rented separately, making this property ideal for short-term rentals, seasonal guests, or long-term tenants. The property's layout allows an owner to live in one lodge while generating rental income from the other, or operate both as income-producing units. With zoning and configuration suitable for commercial use, this property presents an excellent opportunity for vacation rentals, retreats, or a boutique lodging experience. Major updates include a new septic system, new electrical system, and a new roof. The setting provides privacy and tranquility, enhancing its appeal to renters and residents. Ample outdoor space, parking, and easy access to local attractions make this a highly desirable destination, located 20 minutes from Lake George and 30 minutes from Saratoga Springs. This property is known as the iconic 'Painted Pony'.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Horseback Riding At The Painted ... Ranch

    Suggested Use

    Restaurant Real Estate Agency Department Store Food Market Hotel & Motel Grocery & Convenience Store Travel Agency (Bike/Boat/Book/etc) Store Bed & Breakfast

    Zoning and permitted uses should be independently verified with local authorities.

    Similar Places Nearby

    Lakeside Cottage Rental LLC, Hide-A-Way Cabins, Lake View Cottages

    Location Insight

    • Map
    • Local Demand
    City
    Lake Luzerne
    County
    Warren
    State
    New York
    Longitude
    -73.797997
    Latitude
    43.364037

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      Adirondack Lodges: Investment Opportunity

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    FAQs

    What type of property is this?
    Bed & breakfast - Two Adirondack-style lodges offering residential or commercial income potential.
    Where is this bed & breakfast located?
    The property is located at 746 Howe Rd Lake Luzerne, NY.
    What is the asking price?
    The asking price for this property is $1,550,000.
    What are key features of this property?
    This property features: - Two Adirondack-style lodges offer flexibility as a private residence, rental property, or commercial investment.; - Income-producing potential: live in one lodge and rent the other, or rent both.; - Major updates include a new septic system, new electrical and new roof.
    (518) 588-2751
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    746 Howe Rd Lake Luzerne, NY 12846
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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
    746 Howe Rd Lake Luzerne, NY 12846
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    We can help!
    Listing Contact
    Deena Miller
    Real Estate License ID: 10401361467
    (518) 588-2751 (518) 630-0360
    Learn more
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