Mixed-Use Property with Loading
New
For Sale
$1,000,000
814 Goggins Road, Lake George, NY 12845
Retail, warehouse and office areas share a building with existing tenants and a vacant studio.
Property Size11,000 SF
Lot Size3.86 Acres
Price / SF$90.91
Days on Market5
Property Features for 814 Goggins Road
General Information
Standard status
Active
Size
11,000 SF
Total Parking Spaces
35
Lot size
3.86 Acres
Property subtype
Commercial
Site & Location
Highway Access
Yes
Utilities to Site
Yes
Warehouse & Industrial
Clear Height
12 ft
Warehouse Space
4,000 SF
Office Build-Out
3,000 SF
Dock-High Doors
2
Drive-In Doors
2
Three-Phase Power
Yes
Amenities
conference rooms
break room
private office
bathrooms
kitchenette
washer/dryer
alarm system
EV charger
LED lighting
LVP flooring
geothermal heating and cooling
Accessible Approach with Ramp
Accessible Doors
Accessible Full Bath
Building Details
Year Built
1984
Buildings
1
Building Size
11,000 SF
Tenancy
Multi
Listing Agency:
Howard Hanna Capital Inc
Listed By:
Susan M Cerone · License #30CE1067931
(518) 527-9720
Source:
Signatureonerealtygroup
Added: Oct 18
Changed: Oct 21
Last Checked: Oct 20 at 9:09PM
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 Howard Hanna Capital Inc
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Investment Insights
Based on property information with market context.
This 11,000-square-foot mixed-use property on 3.86 acres combines approximately 4,000 square feet of retail space, 4,000 square feet of warehouse area and 3,000 square feet of offices. The building dates to 1984 and has 12-foot ceilings, three-phase power, a loading dock that accommodates two trucks, two grade-level doors and parking for approximately 35 vehicles. Geothermal heating and cooling, LED lighting, an alarm system and an EV charger are also in place.
Office amenities include conference rooms, five lower-level offices, a break room and a private office with a full bathroom and closet. Additional facilities include an upstairs ADA bathroom, employee bathroom, lower-level full bathroom and kitchenette, and washer and dryer. The property is served by well and septic. Existing tenants provide rental income, and a studio is vacant.
Office amenities include conference rooms, five lower-level offices, a break room and a private office with a full bathroom and closet. Additional facilities include an upstairs ADA bathroom, employee bathroom, lower-level full bathroom and kitchenette, and washer and dryer. The property is served by well and septic. Existing tenants provide rental income, and a studio is vacant.
Key Highlights
- 11,000 square feet on 3.86 acres
- Approximately 4,000 square feet each of retail and warehouse space, plus 3,000 square feet of offices
- Loading dock accommodates two trucks; two grade‑level doors
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$82,611
Cap Rate
8.26%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$1,652,220
$1.7M
Cap Rate 7%
$1,180,157
$1.2M
Cap Rate 9%
$917,900
$917.9K
Market Conditions
NOI Build-Up for 11,000 SF
Gross rent
$104.3K $9.48/SF
− Vacancy
−$7.1K −$0.64/SF
EGI
$97.2K $8.84/SF
− OpEx
−$14.6K −$1.33/SF
NOI
$82.6K $7.51/SF
Area
Warren County, NY
Vacancy
6.80%
Lease Rate
$9.48 /SF/Yr
Expense Ratio
15.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap Rate 5%
$1,652,220
Cap Rate 7%
$1,180,157
Cap Rate 9%
$917,900
Alternative Uses
Best Use
Mixed Use
$1.95M
$1.71M – $2.28M
NOI $136,620 @ 7.0% cap · market cap 13.66%
Second Best
Retail
$1.52M
$1.33M – $1.77M
NOI $106,260 @ 7.0% cap · market cap 10.63%
Theoretical Best
Office A
$3.29M
$2.88M – $3.84M
NOI $230,472 @ 7.0% cap · market cap 23.05%
Zoning and permitted uses should be independently verified with authorities.
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Current Use
Lease Details
12 ft
Clear height
2
Dock-high doors
2
Drive-in doors
Multi-tenant
Tenancy
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
65
Businesses Nearby
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Business Placement
Demographics for 12845, NY
4,873
Population
3,441
Households
1.4
Avg Household Size
52
Median Age
37%
College-Educated
94%
High-School Grad
45.0 sq mi
ZIP Area
108
Density / Sq Mi
$95,583
Median Household Income
$50,000
Median Earnings
$1,064
Median Rent
$371,700
Median Home Value
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Market
Vacancy Rate% for Industrial in Northeast region
Frequently Asked Questions
What type of property is this?
Mixed-use property - Retail, warehouse and office areas share a building with existing tenants and a vacant studio.
Where is this mixed-use property located?
The property is located at 814 Goggins Road Lake George, NY.
What is the asking price?
The asking price for this property is $1,000,000.
What are key features of this property?
This property features: 11,000 square feet on 3.86 acres; Approximately 4,000 square feet each of retail and warehouse space, plus 3,000 square feet of offices; Loading dock accommodates two trucks; two grade‑level doors
