Mixed-Use Restaurant
New
For Sale
$1,385,000
1256 Lake Ave, Lake Luzerne, NY 12846
Business Opportunity, Lake Luzerne, NY
Property Size13,392 SF
Lot Size2.43 Acres
Price / SF$103.42
Days on Market2
Property Features for 1256 Lake Ave
General Information
Property type
Commercial Sale
Property subtype
Other
Bathrooms
4
Half bathrooms
4
Rooms
Bathroom 2, Bathroom 3, Bathroom 4, Bathroom 1
Patio and Porch features
Deck
High school district
Hadley Luzerne
Standard status
Active
APN
286.11-1-8
Size
13,392 SF
Lot size
2.43 Acres
Additional Details
Currently Operating
Yes
Property Use
Restaurant and Cheese Production
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
8745
Utilities
Sewer type
Septic Tank
Heating system
Forced Air
Amenities
rustic Adirondack interior
4 fireplaces
beautiful bar area w/ high ceilings
spacious rocking chair front covered porch
production space w/ viewing room
handicap accessible restroom
2 additional public restrooms
employee restroom
Building Details
Year built
1938
Floors in Building
2
Flooring type
Hardwood
Building materials
Log Siding
Roof type
Metal, Rubber
Listing Agency:
KW Platform
(518) 724-8888
Listed By:
Abbey Mccormick · License #10301220833
Added: Oct 30
Last Checked: Oct 31 at 5:06AM
MLS# 12042559
Copyright © 2026 My State MLS. 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 13,392-square-foot mixed-use property is currently configured for restaurant and cheese-production operations. The main level includes a restaurant and bar, retail shop, kitchen and prep area, cheese-production space with a viewing room, office, storage, and employee breakroom. Cheese-aging space and two public restrooms are on the basement level. The building also has four fireplaces, a covered front porch, a deck, and an employee restroom; a main-level restroom is accessible to people with disabilities. Log siding, hardwood flooring, forced-air heating, and rubber and metal roofing are among the building features.
The property occupies 2.43 acres in Lake Luzerne. The listing notes a 10-minute drive to the Village of Lake George, 20 minutes to Glens Falls, and 35 minutes to Saratoga Springs. Several smaller lakes and recreational activities are also described as drawing visitors to the area.
The property occupies 2.43 acres in Lake Luzerne. The listing notes a 10-minute drive to the Village of Lake George, 20 minutes to Glens Falls, and 35 minutes to Saratoga Springs. Several smaller lakes and recreational activities are also described as drawing visitors to the area.
Key Highlights
- 13,392‑square‑foot building on 2.43 acres
- Restaurant and bar, retail shop, kitchen, cheese production, office, storage, and employee breakroom
- Main‑level cheese production with viewing room; cheese‑aging area in the basement
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$82,826
Cap Rate
5.98%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$1,656,520
$1.7M
Cap Rate 7%
$1,183,229
$1.2M
Cap Rate 9%
$920,289
$920.3K
Market Conditions
NOI Build-Up for 13,392 SF
Gross rent
$127.0K $9.48/SF
− Vacancy
−$8.6K −$0.64/SF
EGI
$118.3K $8.84/SF
− OpEx
−$35.5K −$2.65/SF
NOI
$82.8K $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%
$1,656,520
Cap Rate 7%
$1,183,229
Cap Rate 9%
$920,289
Alternative Uses
Best Use
Specialty Retail
$2.47M
$2.16M – $2.89M
NOI $173,199 @ 7.0% cap · market cap 12.51%
Second Best
Mixed Use
$2.38M
$2.08M – $2.77M
NOI $166,329 @ 7.0% cap · market cap 12.01%
Theoretical Best
Office A
$4.01M
$3.51M – $4.68M
NOI $280,589 @ 7.0% cap · market cap 20.26%
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 - Dining, retail, cheese-making, 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 Ave 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: 13,392‑square‑foot building on 2.43 acres; Restaurant and bar, retail shop, kitchen, cheese production, office, storage, and employee breakroom; Main‑level cheese production with viewing room; cheese‑aging area in the basement
