Mixed-Use Building with
5 Lower Montcalm Street Lake George, NY 12845
New
5 Lower Montcalm Street, Lake George, NY, 12845
$1,675,000
For Sale
$1,675,000
COMMERCIAL - Lake George, NY
Property Size4,500 SF
Lot Size0.06 Acres
Price / SF$372.22
Days on Market5
Property Features for 5 Lower Montcalm Street
General Information
- Property type
- Commercial Sale
- Property subtype
- Other
- Parking features
- Carport
- Standard status
- Active
- APN
- 522201 251.18-3-55.12
- Size
- 4,500 SF
- Lot size
- 0.06 Acres
Taxes and HOA fees
- Tax Annual Amount
- 6000
Utilities
- Heating system
- Forced Air
- Water source
- Public
Building Details
- Year built
- 1950
- Floors in Building
- 3
- Building materials
- Wood Siding
Listing Agency
Miranda Real Estate Group Inc
(518) 348-2060
1482 Rt 9, Clifton Park, NY
Listed by
Darlene Zeh
(518) 348-2060
Added: Jul 13 Checked: Jul 17 at 6:06 am
MLS# 11884676
Listing URL
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.
Investment Insights
Based on property information with market context.
This mixed-use property includes space formerly operated as a restaurant, along with two residential apartments. The building is being sold as-is.
The property is located in the heart of Lake George Village, less than 100 feet from the lake and Shepards Park beach, with proximity to shops, restaurants, and other village amenities.
The lot size is 0.06 acres and the property size is 4,500 square feet.
The property is located in the heart of Lake George Village, less than 100 feet from the lake and Shepards Park beach, with proximity to shops, restaurants, and other village amenities.
The lot size is 0.06 acres and the property size is 4,500 square feet.
Key Highlights
- Mixed‑use property in Lake George Village, less than 100 feet from the lake and Shepards Park beach
- Former restaurant with two residential apartments, offering flexible live/work or income potential
- Wood siding exterior with forced‑air heating
Local Financial Insights For Specialty Retail
Simulate Cap Rate and NOI
NOI Build-Up
- Vacancy
- income lost from leasable area expected to sit empty during the year — subtracted from gross rent.
- EGI (Effective Gross Income)
- gross rent minus vacancy losses — the realistic income before paying operating costs.
- OpEx (Operating Expenses)
- recurring costs to operate the property (property tax, insurance, utilities, maintenance, management) — excludes financing and capital improvements.
- NOI (Net Operating Income)
- income a property generates after operating costs but before financing and taxes.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $81.0k | $18.00 |
| − Vacancy | −$3.4k | −$0.76 |
| EGI | $77.6k | $17.24 |
| − OpEx | −$19.4k | −$4.31 |
| NOI | $58.2k | $12.93 |
4,500 SF · lease $18.00/SF/yr · vacancy 4.20% · expense 25.00%
Alternative Uses
Best Use
Specialty Retail
$831.4K
$727.5K – $970.0K
NOI $58,199 @ 7.0% cap · market cap 3.47%
Second Best
Multifamily LT 5
$587.6K
$514.1K – $685.5K
NOI $41,130 @ 7.0% cap · market cap 2.46%
Theoretical Best
Office A
$1.35M
$1.18M – $1.57M
NOI $94,284 @ 7.0% cap · market cap 5.63%
Zoning and permitted uses should be independently verified with local authorities.
Property Analytics
Property Profile
Location Intelligence
Current Use by Public Records
Conventional restaurants
Similar For Sale Nearby
FAQs
What type of property is this?
Conventional restaurant - Mixed-use building includes a former restaurant and two residential apartments, sold as-is near Lake George Village.
Where is this conventional restaurant located?
The property is located at 5 Lower Montcalm Street Lake George, NY.
What is the asking price?
The asking price for this property is $1,675,000.
What are key features of this property?
This property features: Mixed‑use property in Lake George Village, less than 100 feet from the lake and Shepards Park beach; Former restaurant with two residential apartments, offering flexible live/work or income potential; Wood siding exterior with forced‑air heating
