Mixed-Use Property with Food
New
For Sale
$1,385,000
1256 Lake Avenue, Lake Luzerne, NY 12846
Commercial Sale, Lake Luzerne, NY
Property Size14,000 SF
Lot Size2.43 Acres
Price / SF$98.93
Days on Market3
Property Features for 1256 Lake Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Commercial
Parking
32
Patio and Porch features
Deck, Porch
Elementary school district
Hadley Luzerne
Middle school district
Hadley Luzerne
High school district
Hadley Luzerne
Directions
From Lake George, take 9N/Lake Ave towards Lake Luzerne, it will be on the left just past Lake Vanare.
Standard status
Active
APN
523200 286.11-1-8
Lot size
2.43 Acres
Additional Details
Currently Operating
Yes
Property Use
Restaurant and Cheese Production
Taxes and HOA fees
Tax Annual Amount
8675
Utilities
Sewer type
Septic Tank
Heating system
Forced Air
Cooling system
Central Air
Water source
Well
Amenities
fireplaces
bar area
covered porch
production space with viewing room
employee breakroom
handicap accessible restroom
Building Details
Year built
1938
Floors in Building
2
Flooring type
Wood
Building materials
Log
Roof type
Metal, Rubber
Architectural style
Other
Listing Agency:
KW Platform · Keller Williams Realty
(518) 724-5800
Listed By:
Abbey McCormick · License #10301220833
(518) 573-5575
Added: Oct 26
Changed: Oct 27
Last Checked: Oct 28 at 8:06AM
MLS# 202628961
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.
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Investment Insights
Based on property information with market context.
This 14,000-square-foot mixed-use property occupies 2.43 acres and dates to 1938. The main level includes a restaurant and bar, retail shop, kitchen and prep area, and cheese production space with a viewing room. Cheese aging is located in the basement, alongside two public restrooms. Office, storage, and employee breakroom space are also part of the building. Four fireplaces, a covered front porch, and parking for 32+ cars round out the property. Commercial zoning is in place.
The property is in Lake Luzerne, approximately 10 minutes from Lake George, 20 minutes from Glens Falls, and 35 minutes from Saratoga Springs. Several smaller lakes and recreational activities are nearby.
The property is in Lake Luzerne, approximately 10 minutes from 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 2.43 acres
- Restaurant, bar, retail shop, kitchen, and cheese production areas
- Cheese‑aging area and two public restrooms 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
35
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, and cheese-making areas combine food service with on-site production space.
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 2.43 acres; Restaurant, bar, retail shop, kitchen, and cheese production areas; Cheese‑aging area and two public restrooms in the basement
