Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Adirondack Waterfront Land Opportunity Title is generated by Realmo AI

    384 Guide Board Rd, Au Sable Forks, NY 12912

    View on Map
    Claim this Listing
    For Sale
    $350,000

    LAND - Black Brook, NY

    Lot size:
    41.80 Acres
    Added:
    Apr 12, 2026
    Days on Market:
    35
    Last Refresh:
    May 16 at 6:06 pm

    Property Features for 384 Guide Board Rd

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    321.-1-2
    Lot size
    41.80 Acres

    Taxes and HOA fees

    Tax Annual Amount
    942

    Utilities

    Utilities
    Phone Available
    Sewer type
    Septic Tank
    Water front features
    Waterfront, Stream
    Water front
    1

    Building Details

    Roof type
    Metal, Asphalt

    We can help!

    Listing Contact
    Amy Shalton

    Listing agent Amy Shalton

    Listing office B.A. Straight Real Estate PO Box 72 99 Valley Road, Jay, NY

    Listing date Apr 12, 2026

    MLS# 206934 Listing URL

    Copyright © 2026 Adirondack Champlain Valley MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • 41.8 acres of land with direct frontage on Black Brook in the Adirondacks.
    • Located minutes from Whiteface Mountain.
    • Features include an open meadow, established walking trails, and a woods road system.
    • Includes a man‑made pond and Fern Lake Brook.
    • Two Amish‑built sheds provide shelter or storage.
    • Existing septic system and natural spring on the property.

    Overview

    This 41.8-acre waterfront property in the Adirondacks offers a blend of privacy and natural beauty. Located near Whiteface Mountain, the land features direct frontage along Black Brook and sweeping mountain views. The property includes an open meadow, established walking trails, and a woods road system for year-round exploration. A man-made pond and Fern Lake Brook contribute to the serene setting. The landscape supports camping, fishing, and relaxation amidst wildlife and forest. Two Amish-built sheds provide shelter or storage. A natural spring and an existing septic system from a former structure are present on the property. Black Brook, fed by Taylor Pond, Military Pond, and Slush Pond, enhances the scenic landscape. This parcel is suited for a sustainable off-grid lifestyle or self-sufficient homestead. New construction will require obtaining an APA permit, and no electric service is currently available. It is located in Resource Management per the APA.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Waterfront Land

    Map

    City
    Au Sable Forks
    County
    Clinton
    State
    New York
    Longitude
    -73.746783
    Latitude
    44.480665

    Nearby Similar for Sale

    • $305,000
      8,304 SF

      Main Street Mixed-Use Investment

      Mixed-use property with retail and residential income potential.
      14220 NYS Route 9N, Au Sable Forks, NY 12912
      View Details
    • $359,000
      7,896 SF

      Retail Investment Opportunity in Au Sable Forks

      Commercial property with long-term tenant, Tops Supermarket, in Au Sable Forks.
      14428 Route 9 N, Au Sable Forks, NY 12912
      View Details
    • $25,000

      Vacant Land in Au Sable Forks

      Two lots in Au Sable Forks with utilities available.
      19 Burt Lane, Au Sable Forks, NY 12912
      View Details
    • $75,000
      11,424 SF

      Mixed-Use Property in Au Sable Forks

      Mixed-use property with apartments and storefront in Au Sable Forks.
      14229 NYS Route 9N, Au Sable Forks, NY 12912
      View Details
    • $165,000

      Au Sable Riverfront Development Opportunity

      18 acres on the Au Sable River with development potential.
      Ausable Drive, Au Sable Forks, NY 12912
      View Details
    • $139,000
      3,926 SF

      Spacious Duplex with Large Backyard

      Spacious duplex in Au Sable Forks, great investment opportunity.
      14 Golf Course Road, Au Sable Forks, NY 12912
      View Details
    • $55,000

      Secluded Land in Black Brook

      42-acre parcel ideal for building, hunting, and peaceful Adirondack living.
      Ore Bed Road, Black Brook, NY 12912
      View Details
    • Contact for pricing

      Land Available in Au Sable Forks

      Commercial land for sale in Essex County, Au Sable Forks.
      14220 NYS Route 9N, Au Sable Forks, NY 12912
      View Details
    • $630,000
      7,326 SF

      High-Performing Multifamily Portfolio in Ausable Forks

      Well-maintained 9-unit multifamily portfolio in the heart of AuSable Forks.
      14217 - 14219 NYS Route 9N, Ausable Forks, NY 12912
      View Details
    • $59,000

      Ausable Forks Land For Sale

      Residential land with lake access near Whiteface Mountain.
      Fern Lake Road lot: 19, Ausable Forks, NY 12912
      View Details
    • $62,500

      Ausable Forks Land Subdivision

      26-lot subdivision near Fern Lake and Whiteface Mountain.
      Shirley's Way lot: 7, Ausable Forks, NY 12912
      View Details
    • $42,500

      Ausable Forks Land Subdivision

      26-lot subdivision near Fern Lake and Whiteface Mountain.
      Stevens Landing Road lot: 24, Ausable Forks, NY 12912
      View Details

    FAQs

    What type of property is this?
    Waterfront Land - 41.8 acres with Black Brook frontage near Whiteface Mountain.
    Where is this waterfront land located?
    The property is located at 384 Guide Board Rd Au Sable Forks, NY.
    What is the asking price?
    The asking price for this property is $350,000.
    What are key features of this property?
    This property features: 41.8 acres of land with direct frontage on Black Brook in the Adirondacks.; Located minutes from Whiteface Mountain.; Features include an open meadow, established walking trails, and a woods road system.
    (518) 569-6997
    We can help!
    Listing Contact
    Amy Shalton
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    384 Guide Board Rd, Black Brook, NY 12912
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!