Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Lake Luzerne Commercial Opportunity Title is generated by Realmo AI

    746 Howe Road, Lake Luzerne, NY 12846

    View on Map
    Claim this Listing
    New
    For Sale
    $1,340,000

    COMMERCIAL - Other - Lake Luzerne, NY

    Property size:
    5,780 SF
    Lot size:
    17.84 Acres
    Price / SF:
    $231/SF
    Added:
    May 26, 2026
    Days on Market:
    4
    Last Refresh:
    May 29 at 5:06 pm

    Property Features for 746 Howe Road

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    Mixed
    Bathrooms
    5
    Rooms
    Bathroom 3, Bathroom 4, Bathroom 2, Bathroom 1, 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, Exterior Entry, Walk-Out Access
    Standard status
    Active
    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
    Carpet, Tile, Tile - Ceramic, Hardwood
    Building materials
    Log, Wood Siding
    Roof type
    Asphalt
    Architectural style
    Other

    We can help!

    Listing Contact
    Joan E Taub
    Joan E Taub

    Listing agent Joan E Taub License #30TA1068119

    Listing office Berkshire Hathaway Home Services Blake 376 Broadway, Albany, NY

    Listing date May 26, 2026

    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.

    HighLights

    • Two cabins on one parcel: Live in one, rent the other (Air BNB potential).
    • Commercial kitchen and handicapped accessible bathroom in main lodge: Ideal for restaurant, retreat, or wedding venue.
    • Prime location: Year‑round activities and only 7 miles to Lake George Village.
    • Subdivision or additional structure potential with site plan review.
    • Waterfront property with beach front and pond.
    • Unique historical connection: Formerly part of Painted Pony Dude Ranch with a bar featuring Bob Dylan's name.

    Overview

    This property, situated in Lake Luzerne, features two cabins on a single parcel, presenting opportunities for various uses. The main lodge includes a handicapped-accessible bathroom and a commercial kitchen, making it suitable for a restaurant, retreat, or wedding venue. The property's location in Lake Luzerne offers year-round activity with lakes, boating, camping, tubing, snowmobiling, skiing, cross-country skiing, and fishing. It is also located approximately 7 miles from Lake George Village. The 17.84-acre lot allows for potential subdivision or the addition of more structures, subject to site plan review. Formerly part of the Painted Pony Dude Ranch, the property has historical significance. A bar in the basement features Bob Dylan's name scratched onto its surface. Lake Luzerne is home to the Adirondack Folk School and the Lake Luzerne Music Camp, attracting many visitors. The property offers 5780 square feet of space and is zoned for mixed use.

    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 $104.0k $18.00
    − Vacancy −$4.4k −$0.76
    EGI $99.7k $17.24
    − OpEx −$24.9k −$4.31
    NOI $74.8k $12.93
    5,780 SF · lease $18.00/SF/yr · vacancy 4.20% · expense 25.00%

    Alternative Uses

    Best Use
    Specialty Retail
    $1.07M
    $934.4K – $1.25M (±1% cap)
    NOI $74,753 @ 7.0% cap · market cap 5.58%
    Second Best
    Hotel Hospitality
    $635.4K
    $556.0K – $741.3K (±1% cap)
    NOI $44,477 @ 7.0% cap · market cap 3.32%
    Theoretical Best
    Office A
    $1.73M
    $1.51M – $2.02M (±1% cap)
    NOI $121,103 @ 7.0% cap · market cap 9.04%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Horseback Riding At The Painted ... Ranch

    Suggested Use

    Restaurant Real Estate Agency Department Store Food Market Hotel & Motel Grocery & Convenience Store Travel Agency (Bike/Boat/Book/etc) Store Bed & Breakfast

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Lake Luzerne
    County
    Warren
    State
    New York
    Longitude
    -73.79798
    Latitude
    43.364303

    Nearby Similar for Sale

    • $439,000
      2,565 SF

      Lake Luzerne Mini Mart Business

      Turn-key deli and market in Lake Luzerne, New York.
      96 Lake Avenue, Lake Luzerne, NY 12846
      View Details
    • $199,000
      1,296 SF

      Lake Luzerne Commercial Opportunity

      High-visibility commercial property with flexible space in Lake Luzerne.
      98 Lake Avenue, Lake Luzerne, NY 12846
      View Details
    • $1,340,000
      5,780 SF

      Versatile Property with Two Cabins

      Two cabins, commercial kitchen, ideal for various business ventures.
      746 Howe Road, Lake Luzerne, NY 12846
      View Details
    • $439,000
      2,565 SF

      Lake Luzerne Mini Mart

      Thriving deli and market in Lake Luzerne, New York.
      96 Lake Avenue, Lake Luzerne, NY 12846
      View Details
    • $200,000
      1,296 SF

      Versatile Commercial Building For Sale

      1296 sq ft commercial building with parking and equipment.
      98 Lake Avenue, Lake Luzerne, NY 12846
      View Details
    • $199,000
      1,296 SF

      Lake Luzerne Commercial Opportunity

      High-visibility commercial property with flexible space in Lake Luzerne.
      98 Lake Avenue, Lake Luzerne, NY 12846
      View Details
    • $1,550,000
      5,780 SF

      Adirondack Lodges Investment Opportunity

      Two Adirondack lodges offer rental income or private residence potential.
      746 Howe Road, Lake Luzerne, NY 12846
      View Details
    • $175,000
      916 SF

      Commercial Property on Lake Avenue

      Commercial property with high visibility and ample parking.
      598 Lake Avenue, Lake Luzerne, NY 12846
      View Details
    • $1,550,000
      5,780 SF

      Adirondack Lodges: Income Potential

      Two Adirondack-style lodges offer rental income or private residence.
      746 Howe Road, Lake Luzerne, NY 12846
      View Details

    FAQs

    What type of property is this?
    Wedding venue - Versatile property with cabins, commercial kitchen, and development potential.
    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 $1,340,000.
    What are key features of this property?
    This property features: Two cabins on one parcel: Live in one, rent the other (Air BNB potential).; Commercial kitchen and handicapped accessible bathroom in main lodge: Ideal for restaurant, retreat, or wedding venue.; Prime location: Year‑round activities and only 7 miles to Lake George Village.
    (518) 368-0215
    We can help!
    Listing Contact
    Joan E Taub
    Joan E Taub
    Real Estate License ID: 30TA1068119
    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
    746 Howe Road, Lake Luzerne, NY 12846
    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!