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    Waterfront Land with Direct Black Brook Frontage Title is generated by Realmo AI

    384 Guide Board Road, Schuyler Falls, NY 12985

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    For Sale
    $350,000

    Parcel on Black Brook with open meadow, trails, pond, and woods-road access for year-round recreation and retreats.

    Type:Land / Unimproved Land
    Property size:
    1,820,808 SF
    Lot size:
    41.80 Acres
    Price / SF:
    $0.19/SF
    Added:
    Apr 12, 2026
    Days on Market:
    56
    Last Refresh:
    Jun 6 at 2:07 am

    Property Features for 384 Guide Board Road

    General Information

    Standard status
    Active
    Size
    1,820,808 SF
    Lot size
    41.80 Acres
    Property subtype
    Land / Unimproved Land

    We can help!

    Listing Contact
    Amy Shalton

    Listing agent Amy Shalton License #40SH1026120

    Listing office B.A. Straight Real Estate

    Listing date Apr 12, 2026

    Source Compass

    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 B.A. Straight Real Estate

    HighLights

    • 41.8‑acre parcel with direct waterfront frontage on Black Brook in the Adirondacks
    • Open meadow, established walking trails, and an extensive woods‑road system for year‑round access
    • Serene man‑made pond and Fern Lake Brook running through the property
    • Amish‑built sheds on‑site, plus a natural spring and an existing septic system from a former structure
    • Black Brook is fed by Taylor Pond, Military Pond, and Slush Pond
    • Resource Management per the APA; new construction will require an APA permit, and no electric service is currently available

    Overview

    This recreational land parcel includes open meadow areas, established walking trails, and an extensive woods road system for year-round exploration. The property also features a serene man-made pond and the gentle flow of Fern Lake Brook, along with a natural spring. Two Amish-built sheds are on site for immediate shelter or storage, and there is an existing septic system from a former structure. Black Brook runs through the landscape, fed by Taylor Pond, Military Pond, and Slush Pond.

    Located at 384 Guide Board Road in Black Brook, New York, the land offers direct frontage along Black Brook with mountain views described in the remarks and is noted as being just minutes from Whiteface Mountain. The property is described as private and forested, with access suited to outdoor use.

    For buyers seeking land for camping, recreation, or a self-sufficient homestead concept, the site’s combination of water features, trails, woods roads, and on-site sheds may support a wide range of personal outdoor plans. The remarks also note that no electric service is currently available and that new construction will require obtaining an APA permit. The property is located in Resource Management per the APA.
    Location Intelligence

    Current Use by Public Records

    Waterfront Land

    Map

    City
    Schuyler Falls
    County
    Clinton
    State
    New York
    Longitude
    -73.746782
    Latitude
    44.480656

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    FAQs

    What type of property is this?
    Waterfront Land - Parcel on Black Brook with open meadow, trails, pond, and woods-road access for year-round recreation and retreats.
    Where is this waterfront land located?
    The property is located at 384 Guide Board Road Schuyler Falls, 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‑acre parcel with direct waterfront frontage on Black Brook in the Adirondacks; Open meadow, established walking trails, and an extensive woods‑road system for year‑round access; Serene man‑made pond and Fern Lake Brook running through the property
    (518) 569-6997
    We can help!
    Listing Contact
    Amy Shalton
    Real Estate License ID: 40SH1026120
    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.

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