Two-Cabin Short-Term Rental
For Sale
Under Contract
$999,900
746 Howe Road, Lake Luzerne, NY 12846
Commercial Sale, Lake Luzerne, NY
Property Size5,780 SF
Lot Size17.84 Acres
Price / SF$172.99
Days on Market95
Property Features for 746 Howe Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Mixed
Bathrooms
5
Full bathrooms
5
Rooms
Bathroom 1, Bathroom 4, Bathroom 3, Bathroom 2, Bathroom 5
Parking
10
Patio and Porch features
Porch
Interior features
High Speed Internet, Paddle Fan, Vaulted Ceiling(s), Built-in Features, Cathedral Ceiling(s), Ceramic Tile Bath
Exterior features
Garden, Lighting
Basement
Interior Entry, Walk-Out Access, Exterior Entry
Lot features
Views, Secluded, Private, Road Frontage, Wetlands, Wooded, Cleared, Landscaped
Elementary school
Hadley-Luzerne
High school
Hadley-Luzerne
Elementary school district
Hadley Luzerne
Middle school district
Hadley Luzerne
High school district
Hadley Luzerne
Directions
From Saratoga Springs take 9N North through Corinth through Lake Luzerne. It's approx. 30 miles. Take right at sign indicating Painted Pony, take first right on Howe Road and property on left. From the Northway (I 87) exit 21 to Lake Luzerne, approx. 7 miles, take left by Painted Pony sign and first right onto Howe Road.
Standard status
Active Under Contract
APN
523200 286.15-1-28.1
Size
5,780 SF
Lot size
17.84 Acres
Taxes and HOA fees
Tax Annual Amount
10295
Utilities
Sewer type
Septic Tank
Heating system
Propane (Heating), Forced Air
Cooling system
Central Air
Water source
Well
Water front features
Beach Front, Pond
Water front
1
Amenities
handicapped accessible bathroom
commercial kitchen
bar
Building Details
Year built
1960
Flooring type
Tile - Ceramic, Tile, Hardwood, Carpet
Building materials
Log, Wood Siding
Roof type
Asphalt
Architectural style
Other
Listing Agency:
Berkshire Hathaway Home Services Blake · Berkshire Hathaway HomeServices
(518) 584-0060
Listed By:
Joan E Taub · License #30TA1068119
(518) 368-0215
Added: May 26
Changed: Aug 26
Last Checked: Aug 28 at 9:06PM
MLS# 202618017
Copyright © 2026 Global MLS, Inc. 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.
Set on 17.84 acres, this 5,780-square-foot property includes two cabins and a main lodge built in 1960. The lodge features a commercial kitchen, a handicapped-accessible bathroom, vaulted and cathedral ceilings, ceramic tile and hardwood flooring, central air, and forced-air propane heat. A basement bar adds another distinctive interior feature, while a porch, garden, pond, and beach frontage extend the property outdoors.
The property is located in Lake Luzerne, NY, within Warren County and approximately 7 miles from Lake George Village. The surrounding area supports year-round recreational activity, including boating, camping, tubing, snowmobiling, skiing, cross-country skiing, and fishing. The site uses a well and septic tank and carries Mixed zoning.
The property is located in Lake Luzerne, NY, within Warren County and approximately 7 miles from Lake George Village. The surrounding area supports year-round recreational activity, including boating, camping, tubing, snowmobiling, skiing, cross-country skiing, and fishing. The site uses a well and septic tank and carries Mixed zoning.
Key Highlights
- Two cabins and a main lodge on 17.84 acres
- 5,780‑square‑foot property constructed in 1960
- Commercial kitchen within the main lodge
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$74,753
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
7.48%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,495,060
$1.5M
Cap Rate 7%
$1,067,900
$1.1M
Cap Rate 9%
$830,589
$830.6K
Market Conditions
NOI Build-Up for 5,780 SF
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.
Gross rent
$104.0K $18.00/SF
− Vacancy
−$4.4K −$0.76/SF
EGI
$99.7K $17.24/SF
− OpEx
−$24.9K −$4.31/SF
NOI
$74.8K $12.93/SF
Area
Warren County, NY
Vacancy
4.20%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,495,060
Cap Rate 7%
$1,067,900
Cap Rate 9%
$830,589
Alternative Uses
Best Use
Specialty Retail
$1.07M
$934.4K – $1.25M
NOI $74,753 @ 7.0% cap · market cap 7.48%
Second Best
Apartment 5plus
$688.6K
$602.5K – $803.3K
NOI $48,200 @ 7.0% cap · market cap 4.82%
Theoretical Best
Office A
$1.73M
$1.51M – $2.02M
NOI $121,103 @ 7.0% cap · market cap 12.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
22
Businesses Nearby
Explore this area
Business Placement
Demographics for 12846, NY
3,008
Population
2,338
Households
1.3
Avg Household Size
51
Median Age
26%
College-Educated
90%
High-School Grad
53.7 sq mi
ZIP Area
56
Density / Sq Mi
$47,449
Median Household Income
$41,500
Median Earnings
$942
Median Rent
$197,400
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Short term rental property - Mixed-zoning retreat with a commercial kitchen, accessible bathroom, waterfront features, and multiple existing structures.
Where is this short term rental property located?
The property is located at 746 Howe Road Lake Luzerne, NY.
What is the asking price?
The asking price for this property is $999,900.
What are key features of this property?
This property features: Two cabins and a main lodge on 17.84 acres; 5,780‑square‑foot property constructed in 1960; Commercial kitchen within the main lodge
