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    Adirondacks Full-Service Marine Business Opportunity Title is generated by Realmo AI

    11 Town Shed Road, Horicon, NY 12815

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    For Sale
    $4,000,000

    Turnkey marine business with real estate in the Adirondacks.

    Type:Commercial
    Property size:
    31,960 SF
    Lot size:
    12.32 Acres
    Price / SF:
    $125/SF
    Added:
    Oct 22, 2025
    Days on Market:
    215
    Last Refresh:
    Apr 5 at 8:20 pm

    Property Features for 11 Town Shed Road

    General Information

    Standard status
    Active
    Size
    31,960 SF
    Lot size
    12.32 Acres
    Property subtype
    Commercial

    We can help!

    Listing Contact
    ANGELISHA DAVIS

    Listing agent ANGELISHA DAVIS License #10491212767

    Listing office SELLING ADK

    Listing date Oct 22, 2025

    Source Corcoran

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of SELLING ADK

    HighLights

    • Turnkey, profitable marine business with 25+ years of proven success in the Adirondacks.
    • Prime location central to multiple lakes (Brant Lake, Loon Lake, Schroon Lake, Lake George).
    • Substantial real estate: over 30,000 sq ft of buildings on 12+ acres.
    • Diversified revenue streams: boat storage, sales, retail store, service shop, and boat rentals.
    • Opportunity for expansion: space to add buildings, already zoned and approved.
    • Experienced staff in place.

    Overview

    This is a full-service marine business located in the Adirondacks, centrally located to Brant Lake, Loon Lake, Schroon Lake, and Lake George. The real estate includes well-maintained buildings totaling over 30,000 square feet and over 12 acres of land. The business features a steady indoor and outdoor boat storage clientele, new and used boat sales with inventory, a brick and mortar retail store offering marine supplies and gear, a full boat service shop with certified technicians, and a boat rental business accommodating recreational experiences for locals and tourists. This established, year-round business has the potential to expand with space to add additional buildings like an indoor showroom or further expand boat storage capacity, already zoned and approved. It is ideal for an owner-operator, investor, or expansion of an existing marine business.

    Financial Insights

    Value Estimation Calculated for Retail

    Conservative
    $3.43M
    NOI $308,734 @ 9.00% cap · cautious / downside scenario
    Moderate
    $4.41M
    NOI $308,734 @ 7.00% cap · market / base-case scenario
    Aggressive
    $6.17M
    NOI $308,734 @ 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 Retail

    Component $ $/SF
    Gross rent $479.4k $15.00
    − Vacancy −$38.4k −$1.20
    EGI $441.0k $13.80
    − OpEx −$132.3k −$4.14
    NOI $308.7k $9.66
    31,960 SF · lease $15.00/SF/yr · vacancy 8.00% · expense 30.00%

    Alternative Use Scenarios

    Best Use
    Retail
    $4.41M
    $3.86M – $5.15M (±1% cap)
    NOI $308,734 @ 7.0% cap · market cap 7.72%
    Second Best
    Industrial
    $2.82M
    $2.47M – $3.29M (±1% cap)
    NOI $197,665 @ 7.0% cap · market cap 4.94%
    Theoretical Best
    Office A
    $9.57M
    $8.37M – $11.16M (±1% cap)
    NOI $669,626 @ 7.0% cap · market cap 16.74%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    EZ Marine & Storage Car Dealership

    Suggested Use

    Spa & Massage Center Auto Repair Shop Hair Salon Nail Salon Hotel & Motel Auto Parts Store Storage Facility HVAC Service Cafe & Coffee Shop Electrical Service

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

    Location Insight

    • Map
    • Local Demand
    City
    Horicon
    County
    Warren
    State
    New York
    Longitude
    -73.7575
    Latitude
    43.6731

    FAQs

    What type of property is this?
    Marina - Turnkey marine business with real estate in the Adirondacks.
    Where is this marina located?
    The property is located at 11 Town Shed Road Horicon, NY.
    What is the asking price?
    The asking price for this property is $4,000,000.
    What are key features of this property?
    This property features: Turnkey, profitable marine business with 25+ years of proven success in the Adirondacks.; Prime location central to multiple lakes (Brant Lake, Loon Lake, Schroon Lake, Lake George).; Substantial real estate: over 30,000 sq ft of buildings on 12+ acres.
    (518) 823-5328
    We can help!
    Listing Contact
    ANGELISHA DAVIS
    Real Estate License ID: 10491212767
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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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