Wedding Venue with Guest
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 Market159
Property Features for 746 Howe Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Mixed
Bathrooms
5
Full bathrooms
5
Rooms
Bathroom 5, Bathroom 4, Bathroom 1, Bathroom 2, Bathroom 3
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
Walk-Out Access, Interior Entry, 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
Building Details
Year built
1960
Flooring type
Tile - Ceramic, Carpet, Tile, Hardwood
Building materials
Log, Wood Siding
Roof type
Asphalt
Architectural style
Other
Buildings
2
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: Oct 27
Last Checked: Oct 31 at 3:06AM
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.
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Investment Insights
Based on property information with market context.
Set on 17.84 acres, this property includes a 5,780-square-foot main lodge and two cabins. The lodge has a commercial kitchen and a bathroom designed for wheelchair access. Log and wood siding construction, a porch, and central air are among the building features. The property was built in 1960 and has mixed zoning.
Beach frontage and a pond are part of the grounds. The property is served by a well and septic system and is located 7 miles from Lake George Village.
Beach frontage and a pond are part of the grounds. The property is served by a well and septic system and is located 7 miles from Lake George Village.
Key Highlights
- 17.84‑acre parcel with a 5,780‑square‑foot main lodge and two cabins
- Main lodge includes a commercial kitchen and wheelchair‑accessible bathroom
- Beach frontage and pond
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$48,200
Cap Rate
4.82%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$964,000
$964.0K
Cap Rate 7%
$688,571
$688.6K
Cap Rate 9%
$535,556
$535.6K
Market Conditions
NOI Build-Up for 5,780 SF
Gross rent
$92.2K $15.96/SF
− Vacancy
−$4.6K −$0.80/SF
EGI
$87.6K $15.16/SF
− OpEx
−$39.4K −$6.82/SF
NOI
$48.2K $8.34/SF
Area
Warren County, NY
Vacancy
5.00%
Lease Rate
$15.96 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap Rate 5%
$964,000
Cap Rate 7%
$688,571
Cap Rate 9%
$535,556
Alternative Uses
Best Use
Apartment 5plus
$688.6K
$602.5K – $803.3K
NOI $48,200 @ 7.0% cap · market cap 4.82%
Second Best
—
—
no second resolved use
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.
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Property Analytics
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Current Use
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
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Market
Vacancy Rate% for Multifamily in Northeast region
Frequently Asked Questions
What type of property is this?
Wedding venue - A main lodge with a commercial kitchen is complemented by two cabins on a single parcel.
Where is this wedding venue 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: 17.84‑acre parcel with a 5,780‑square‑foot main lodge and two cabins; Main lodge includes a commercial kitchen and wheelchair‑accessible bathroom; Beach frontage and pond
