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    8 Delaware Avenue Silver Bay, NY 12874

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    Claim this Listing
    For Sale
    $5,500,000

    COMMERCIAL - Other - Silver Bay, NY

    Property size:
    9,600 SF
    Lot size:
    2.04 Acres
    Added:
    Sep 12, 2025
    Days on Market:
    220
    Last Refresh:
    Apr 19 at 7:06 am

    Property Features for 8 Delaware Avenue

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    Commercial
    Parking
    10
    Exterior features
    Dock
    Standard status
    Active
    APN
    522600 93.8-1-25
    Size
    9,600 SF
    Lot size
    2.04 Acres

    Taxes and HOA fees

    Tax Annual Amount
    35809

    Utilities

    Sewer type
    Septic Tank
    Heating system
    Baseboard, Oil, Propane (Heating), Hot Water(Heating), Forced Air
    Cooling system
    Window Unit(s)
    Water source
    Well
    Water front
    1

    Building Details

    Year built
    2014
    Floors in Building
    2
    Building materials
    Metal Siding, Steel Beam, Drywall, Wood Siding
    Roof type
    Metal
    Architectural style
    Other
    Additional Structures
    Boat House

    We can help!

    Listing Contact
    Daniel L Davies
    Daniel L Davies

    Listing agent Daniel L Davies License #49DA1061690

    Listing office Davies-Davies & Assoc Real Est PO Box 201, Queensbury, NY

    Listing date Sep 12, 2025

    MLS# 202525758

    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.

    Overview

    Lake George Marina Opportunity

    This property offers an opportunity to own 110 feet of lakefront on over 2 acres in Silver Bay, New York. Currently operating as a full-service marina, the commercially zoned property has potential for other development, such as a townhouse complex with potentially up to 10 pad sites. The property includes six buildings. The main building on the lake features office space, workspace, a gas pump with a waterfront shop, and a three-bedroom, two-bathroom apartment. Additional structures include a two-story showroom with office space, three large boat storage buildings, and a maintenance shop. The waterfront includes three docks; two docks are 6 feet wide, and one is 10 feet wide and equipped with a gas pump. The property offers views of the lake and surrounding mountains. The total building size is approximately 9,600 square feet.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Hackerboat Company, Inc. (Bike/Boat/Book/etc) Store Morgan Marine (Bike/Boat/Book/etc) Store Hacker-Craft / Hacker Boat ... (Bike/Boat/Book/etc) Store

    Suggested Use

    Restaurant Storage Facility Hotel & Motel Bed & Breakfast

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

    Location Insight

    • Map
    • Local Demand
    City
    Silver Bay
    County
    Warren
    State
    New York
    Longitude
    -73.509388
    Latitude
    43.677187

    FAQs

    What type of property is this?
    Marina - Lakefront marina with development potential in Silver Bay, NY.
    Where is this marina located?
    The property is located at 8 Delaware Avenue Silver Bay, NY.
    What is the asking price?
    The asking price for this property is $5,500,000.
    What are key features of this property?
    This property features: 110' Lakefront Property on Lake George; Established Full‑Service Marina with Existing Infrastructure; Commercial/Residential Property on 2+ Acres with Development Potential (Townhouse Complex)
    (518) 796-9068
    We can help!
    Listing Contact
    Daniel L Davies
    Daniel L Davies
    Real Estate License ID: 49DA1061690
    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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