Mixed-Use Building with Production
For Sale
$1,385,000
1256 Lake Avenue, Lake Luzerne, NY 12846
Restaurant, retail, food-production, office, and storage areas are arranged across the main and basement levels.
Property Size14,000 SF
Price / SF$98.93
Days on Market8
Property Features for 1256 Lake Avenue
General Information
Standard status
Active
Size
14,000 SF
Property subtype
Commercial
Additional Details
Currently Operating
Yes
Property Use
Restaurant / Cheese Making
Amenities
rustic Adirondack interior
fireplaces
bar area
high ceilings
covered porch
production space with viewing room
handicap accessible restroom
public restrooms
employee restroom
Building Details
Year Built
1938
Building Size
14,000 SF
Listing Agency:
KW Platform
Listed By:
Abbey McCormick · License #10301220833
(518) 573-5575
Source:
Signatureonerealtygroup
Added: Oct 24
Changed: Oct 29
Last Checked: Oct 30 at 6:51PM
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 KW Platform
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Investment Insights
Based on property information with market context.
Built in 1938, this approximately 14,000-square-foot mixed-use property occupies more than 2 acres. Its current restaurant and bar operation is accompanied by a retail shop, kitchen and prep area, cheese-production space with a viewing room, and a basement cheese-aging area. Office, storage, and employee breakroom space are also included. The building has four fireplaces, a bar area with high ceilings, and a covered front porch. A main-level restroom is handicap accessible; two public restrooms are in the basement, along with a separate employee restroom.
The property is about 10 minutes from the Village of Lake George, 20 minutes from Glens Falls, and 35 minutes from Saratoga Springs. Several smaller lakes and recreational activities are nearby.
The property is about 10 minutes from the Village of Lake George, 20 minutes from Glens Falls, and 35 minutes from Saratoga Springs. Several smaller lakes and recreational activities are nearby.
Key Highlights
- Approximately 14,000 square feet on 2+ acres
- Restaurant and bar with retail, kitchen, and cheese‑production areas
- Cheese production space includes a viewing room; aging area is in the basement
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$86,587
Cap Rate
6.25%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$1,731,740
$1.7M
Cap Rate 7%
$1,236,957
$1.2M
Cap Rate 9%
$962,078
$962.1K
Market Conditions
NOI Build-Up for 14,000 SF
Gross rent
$132.7K $9.48/SF
− Vacancy
−$9.0K −$0.64/SF
EGI
$123.7K $8.84/SF
− OpEx
−$37.1K −$2.65/SF
NOI
$86.6K $6.18/SF
Area
Warren County, NY
Vacancy
6.80%
Lease Rate
$9.48 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap Rate 5%
$1,731,740
Cap Rate 7%
$1,236,957
Cap Rate 9%
$962,078
Alternative Uses
Best Use
Specialty Retail
$2.59M
$2.26M – $3.02M
NOI $181,062 @ 7.0% cap · market cap 13.07%
Second Best
Mixed Use
$2.48M
$2.17M – $2.90M
NOI $173,880 @ 7.0% cap · market cap 12.55%
Theoretical Best
Office A
$4.19M
$3.67M – $4.89M
NOI $293,328 @ 7.0% cap · market cap 21.18%
Zoning and permitted uses should be independently verified with authorities.
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Current Use
Location Intelligence
Trade Area within ½ mile
24
Businesses Nearby
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Business Placement
Demographics for 12846, NY
3,008
Population
2,338
Households
1.3
Avg Household Size
51
Median Age
26%
College-Educated
90%
High-School Grad
53.7 sq mi
ZIP Area
56
Density / Sq Mi
$47,449
Median Household Income
$41,500
Median Earnings
$942
Median Rent
$197,400
Median Home Value
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Market
Vacancy Rate% for Industrial in Northeast region
Frequently Asked Questions
What type of property is this?
Mixed-use property - Restaurant, retail, food-production, office, and storage areas are arranged across the main and basement levels.
Where is this mixed-use property located?
The property is located at 1256 Lake Avenue Lake Luzerne, NY.
What is the asking price?
The asking price for this property is $1,385,000.
What are key features of this property?
This property features: Approximately 14,000 square feet on 2+ acres; Restaurant and bar with retail, kitchen, and cheese‑production areas; Cheese production space includes a viewing room; aging area is in the basement
