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    2206 State Route 9N Lake George, NY 12845

    View on Map
    Picture of Hotels at 2206 State Route 9N, Assembly Point, NY
    For Sale
    $10,500,000

    274 AC Roaring Brook Ranch Resort For Sale

    Property size:
    154,724 SF
    Lot size:
    273.13 Acres
    Added:
    Apr 7, 2025
    Days on Market:
    365
    Last Refresh:
    Mar 16 at 9:06 am

    Property Features for 2206 State Route 9N

    General Information

    Standard status
    Active
    Property type
    Hotels, Other hospitality properties, Residential income homes, Hospitality properties, Investment properties
    Size
    154,724 SF
    Class
    B
    Total Parking Spaces
    750
    Elevators
    N/A
    Lot size
    273.13 Acres

    Building Details

    Year Built
    1946
    Year Renovated
    2021
    Buildings
    5
    Stories
    2
    Units
    135

    We can help!

    Listing Contact
    Mitch Muroff

    Listing agent Mitch

    Listing office

    Listing date Apr 7, 2025

    Overview

    274 AC Roaring Brook Ranch

    The Roaring Brook Ranch Resort, situated on 274 acres, presents an opportunity for redevelopment. The resort itself occupies approximately 34 acres, with the remaining 240 acres suitable for residential and vacation homes, as well as other uses that complement the resort. Located 2 miles from Lake George Beach State Park and 8 miles from Prospect Mountain, the property offers access to outdoor recreation. The ranch has undergone renovations to create a unique retreat, with redesigned rooms and common areas that blend beauty and comfort while honoring the area's history. The property includes 100 guest rooms that have been completely reimagined. Additionally, there are two buildings with 35 guest rooms that are not currently in service. The resort is presently closed, and recent financial information is unavailable. A new owner should consider this opportunity with a vision for redeveloping the property while incorporating the existing Adirondack resort.
    Location Intelligence

    Current Use by Public Records

    Hotels

    Suggested Use

    Building Supply Big Box & Wholesale Store Hotel & Motel Grocery & Convenience Store Bed & Breakfast

    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
    -73.7084
    Latitude
    43.4218

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    FAQs

    What type of property is this?
    Hotel - 274 AC Roaring Brook Ranch Resort For Sale
    Where is this hotel located?
    The property is located at 2206 State Route 9N Lake George, NY.
    What is the asking price?
    The asking price for this property is $10,500,000.
    (617) 610-7774
    We can help!
    Listing Contact
    Mitch Muroff
    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.

    More about this property
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