2085 State Route 196, Fort Edward, NY 12839

Building Details

Year Built 1960 More

Listing Agency: Premier Properties Lake George & Surrounding Areas LLC

Listed By: Christine McKee · License NY #10301206746 Show Phone

Source: Signatureonerealtygroup

Added: Aug 1 Changed: Nov 12 Last Checked: Nov 12 at 8:34AM

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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 Premier Properties Lake George & Surrounding Areas LLC

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Investment Insights

Based on property information with market context.

This storefront property at 2085 State Route 196 in Fort Edward, NY, includes a 1,440-square-foot building arranged into four rooms. The site covers .32 acres and provides eight parking spaces, new fencing, and an 11x14 shed. Built in 1960, the building is currently used for a dog grooming business with a reported clientele of over 400 clients.

The offering includes the real estate only. The operating business, equipment, and personal property are excluded from the sale, although their separate purchase may be discussed. The existing room configuration and site improvements provide a defined commercial setup for continued or changed use.

Key Highlights

• 1,440‑square‑foot storefront building on a .32‑acre lot
• Four‑room interior layout with eight parking spaces
• 11x14 shed and new fencing included

Financial Insights

Estimated NOI and Cap Rate

NOI / Yr

$17,961

Cap Rate

7.18%

Suggested Prices Based on Cap Rates

Cap Rate 5%

$359,220 $359.2K

Cap Rate 7%

$256,586 $256.6K

Cap Rate 9%

$199,567 $199.6K

Is this asking price fair?

Market Conditions

NOI Build-Up for 1,440 SF

Gross rent

$26.8K $18.60/SF

− Vacancy

−$1.1K −$0.78/SF

EGI

$25.7K $17.82/SF

− OpEx

−$7.7K −$5.35/SF

NOI

$18.0K $12.47/SF

Area

Washington County, NY

Vacancy

4.20%

Lease Rate

$18.60 /SF/Yr

Expense Ratio

30.00%

Simulate Cap Rate and NOI

Suggested Prices Based on Cap Rates

Cap Rate 5%

$359,220

Cap Rate 7%

$256,586

Cap Rate 9%

$199,567

Alternative Uses

Best Use

Retail

$256.6K

$224.5K – $299.4K (±1% cap)

NOI $17,961 @ 7.0% cap · market cap 7.18%

Second Best

—

—

no second resolved use

Theoretical Best

Office A

$357.3K

$312.6K – $416.8K (±1% cap)

NOI $25,008 @ 7.0% cap · market cap 10.00%

Zoning and permitted uses should be independently verified with authorities. How Realmo checks its estimates

Property Analytics

Current Use

ADK Grooming Pet Grooming Service

Suggested Use

Top Pick Real Estate Agency

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

11

Businesses Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Demographics for 12839, NY

13,618

Population

6,515

Households

2.1

Avg Household Size

41

Median Age

16%

College-Educated

90%

High-School Grad

31.0 sq mi

ZIP Area

439

Density / Sq Mi

$70,006

Median Household Income

$41,545

Median Earnings

$1,018

Median Rent

$161,300

Median Home Value

Market

Average Price Trend$/SF for Storefront properties in Washington County, NY

$85.78 Jul

$148 Aug

$175 Sep

$175 Oct

Properties on Market for Storefront properties in Washington County

Jul

Aug

Sep

Oct

Vacancy Rate% for Retail in Northeast region

6% 2019

7.1% 2020

6.5% 2021

6% 2022

5.7% 2023

5.6% 2024

6% 2025

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Frequently Asked Questions

What type of property is this?

Storefront property - Flexible commercial layout with on-site parking, fencing, and a detached storage shed.

Where is this storefront property located?

The property is located at 2085 State Route 196 Fort Edward, NY.

What is the asking price?

The asking price for this property is $250,000.

What are key features of this property?

This property features: 1,440‑square‑foot storefront building on a .32‑acre lot; Four‑room interior layout with eight parking spaces; 11x14 shed and new fencing included