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    Lake Luzerne Mini Mart Business Title is generated by Realmo AI

    96 Lake Avenue, Lake Luzerne, NY 12846

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    Claim this Listing
    For Sale
    $439,000

    COMMERCIAL - Lake Luzerne, NY

    Property size:
    2,565 SF
    Lot size:
    0.13 Acres
    Price / SF:
    $171/SF
    Added:
    Feb 16, 2026
    Days on Market:
    95
    Last Refresh:
    May 22 at 3:06 am

    Property Features for 96 Lake Avenue

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    Commercial
    Bathrooms
    1
    Rooms
    Bathroom 1
    Parking
    12
    Standard status
    Active
    APN
    523200 298.20-1-66
    Size
    2,565 SF
    Lot size
    0.13 Acres

    Taxes and HOA fees

    Tax Annual Amount
    3790

    Utilities

    Sewer type
    Septic Tank
    Heating system
    Forced Air
    Cooling system
    Central Air
    Water source
    Public

    Building Details

    Year built
    1975
    Floors in Building
    1
    Building materials
    Wood Siding

    We can help!

    Listing Contact
    Ashley Nagy
    Ashley Nagy

    Listing agent Ashley Nagy License #10401298754

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

    Listing date Feb 16, 2026

    MLS# 202612052

    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.

    HighLights

    • Turn‑key business opportunity including the business, building, fixtures, and inventory.
    • High‑traffic Main Street location in Lake Luzerne with established community loyalty.
    • Extensive recent improvements including a repaved parking lot, new freezers, new coolers, new oven and proofer, epoxy floors, new boiler, and new siding.
    • Proven operation with strong daily traffic and a recognizable local brand.
    • Includes a deli and market.
    • Central air cooling.

    Overview

    This turn-key opportunity features a busy deli and market, a beloved Lake Luzerne staple, perfectly positioned on a high-traffic Main Street. Known as a go-to stop for locals and passersby, this offering includes the business, building, fixtures, and inventory. A new owner can step right into a proven operation with established community loyalty. The property, situated on 0.13 acres, has seen extensive recent improvements. These include a newly repaved parking lot, a new freezer for ice, a new kitchen freezer, new compressors for the walk-in coolers, new deli coolers, a new oven and proofer, durable epoxy floors, a new boiler, and new siding. Every upgrade has been thoughtfully completed to support efficiency, reliability, and continued success. The property is zoned commercial and has 2565 square feet of retail space. With strong daily traffic, a recognizable local brand, and significant capital improvements already in place, this mini mart offers a rare opportunity to own a thriving small-town business that's truly woven into the Lake Luzerne community.

    Financial Insights

    Value Estimation Calculated for Specialty Retail

    Conservative
    $368.6K
    NOI $33,173 @ 9.00% cap · cautious / downside scenario
    Moderate
    $473.9K
    NOI $33,173 @ 7.00% cap · market / base-case scenario
    Aggressive
    $663.5K
    NOI $33,173 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    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.
         Calculated for Specialty Retail

    Component $ $/SF
    Gross rent $46.2k $18.00
    − Vacancy −$1.9k −$0.76
    EGI $44.2k $17.24
    − OpEx −$11.1k −$4.31
    NOI $33.2k $12.93
    2,565 SF · lease $18.00/SF/yr · vacancy 4.20% · expense 25.00%

    Alternative Use Scenarios

    Best Use
    Specialty Retail
    $473.9K
    $414.7K – $552.9K (±1% cap)
    NOI $33,173 @ 7.0% cap · market cap 7.56%
    Second Best
    Retail
    $354.0K
    $309.7K – $413.0K (±1% cap)
    NOI $24,778 @ 7.0% cap · market cap 5.64%
    Theoretical Best
    Office A
    $767.7K
    $671.8K – $895.7K (±1% cap)
    NOI $53,742 @ 7.0% cap · market cap 12.24%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Joes Mini Mart Grocery & Convenience Store

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon Pharmacy

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

    Similar Places Nearby

    • Luzerne Market — 12 Main St, Lake Luzerne, NY 12846

    Location Insight

    • Map
    • Local Demand
    City
    Lake Luzerne
    County
    Warren
    State
    New York
    Longitude
    -73.834184
    Latitude
    43.311673

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    FAQs

    What type of property is this?
    Grocery and convenience store - Turn-key deli and market in Lake Luzerne, New York.
    Where is this grocery and convenience store located?
    The property is located at 96 Lake Avenue Lake Luzerne, NY.
    What is the asking price?
    The asking price for this property is $439,000.
    What are key features of this property?
    This property features: Turn‑key business opportunity including the business, building, fixtures, and inventory.; High‑traffic Main Street location in Lake Luzerne with established community loyalty.; Extensive recent improvements including a repaved parking lot, new freezers, new coolers, new oven and proofer, epoxy floors, new boiler, and new siding.
    (518) 698-6012
    We can help!
    Listing Contact
    Ashley Nagy
    Ashley Nagy
    Real Estate License ID: 10401298754
    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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