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    Lake George Investment Opportunity Title is generated by Realmo AI

    320-326 Canada Street Unit 20 AMHERST ST, Lake George, NY 12845

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    For Sale
    $4,495,000

    Premier property with restaurant, deli, and condo development potential.

    Type:Commercial Sale / Mixed Use
    Property size:
    13,000 SF
    Price / SF:
    $345/SF
    Added:
    Dec 3, 2017
    Days on Market:
    3102
    Last Refresh:
    Mar 13 at 11:36 am

    Property Features for 320-326 Canada Street Unit 20 AMHERST ST

    General Information

    Standard status
    Active
    Size
    13,000 SF
    Property subtype
    Commercial Sale / Mixed Use

    Building Details

    Year Built
    1950

    We can help!

    Listing Contact
    Charles Curto

    Listing agent Charles Curto License #10301206236

    Listing office Howard Hanna

    Listing date Dec 3, 2017

    Source Compass

    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 Howard Hanna

    HighLights

    • Prime location on Canada Street in Lake George with high visibility and access.
    • Zoned for up to 20 luxury condominium units, offering significant development potential.
    • Currently operating as a successful, turnkey restaurant and delicatessen with consistent year‑round income.
    • Restaurant generated gross sales of $2,268,269 in 2024.
    • Includes three parcels: 320 & 326 Canada Street and 20 Amherst Avenue.
    • Possible owner financing available.

    Overview

    This property, located on Canada Street in Lake George, New York, presents an investment opportunity. Zoned for up to 20 luxury condominium units, the site offers potential views of Lake George and Canada Street. Currently, the property houses a long-established restaurant and tavern, along with a delicatessen. The two-story main building features a full-service restaurant on the first floor, with additional dining space and a spacious outdoor deck on the second floor. The restaurant generated gross sales of $2,268,269 in 2024 and is offered as a fully equipped, turnkey operation. Both businesses operate year-round. The offering includes three parcels: 320 & 326 Canada Street and 20 Amherst Avenue. The property size is 13000 square feet.
    Location Intelligence

    Current Use by Public Records

    Conventional restaurants

    Suggested Use

    Real Estate Agency Law Firm Spa & Massage Center Restaurant Dental Office Hair Salon Nail Salon Auto Repair Shop Pharmacy Gym & Fitness Center

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

    Location Insight

    • Map
    • Local Demand
    City
    Lake George
    County
    Warren
    State
    New York
    Longitude
    -73.715467
    Latitude
    43.4270114

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      Lake George Investment Opportunity

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    FAQs

    What type of property is this?
    Mixed-use property - Premier property with restaurant, deli, and condo development potential.
    Where is this mixed-use property located?
    The property is located at 320-326 Canada Street Unit 20 AMHERST ST Lake George, NY.
    What is the asking price?
    The asking price for this property is $4,495,000.
    What are key features of this property?
    This property features: Prime location on Canada Street in Lake George with high visibility and access.; Zoned for up to 20 luxury condominium units, offering significant development potential.; Currently operating as a successful, turnkey restaurant and delicatessen with consistent year‑round income.
    (518) 669-4356
    We can help!
    Listing Contact
    Charles Curto
    Real Estate License ID: 10301206236
    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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