Mixed-Use Property with Loading
New
For Sale
$1,000,000
814 Goggins Road, Lake George, NY 12845
Commercial Sale, Lake George, NY
Property Size11,000 SF
Lot Size3.86 Acres
Price / SF$90.91
Days on Market1
Property Features for 814 Goggins Road
General Information
Property type
Commercial Sale
Property subtype
Retail
Zoning
Commercial
Bathrooms
3
Full bathrooms
3
Rooms
Bathroom 3, Bathroom 1, Bathroom 2
Parking
24
Security features
Security
Basement
Finished, Walk-Out Access
Accessibility
Accessible Approach with Ramp
Directions
Rte 87 North to exit 21, left off of the exit, property is on the next corner on the left
Standard status
Active
APN
522289 264.03-2-13
Size
11,000 SF
Lot size
3.86 Acres
Taxes and HOA fees
Tax Annual Amount
7500
Utilities
Sewer type
Septic Tank
Heating system
Geothermal (Heating)
Cooling system
Central Air
Water source
Well
Amenities
12-foot ceilings
three-phase electrical service
loading dock
geothermal heating and cooling system
Building Details
Year built
1984
Floors in Building
1
Building materials
Cedar
Roof type
Asphalt
Listing Agency:
Howard Hanna Capital Inc
(518) 489-1000
Listed By:
Susan M Cerone · License #30CE1067931
(518) 527-9720
Added: Oct 19
Last Checked: Oct 19 at 6:06PM
MLS# 202628533
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.
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 space, and 3,000 square feet of offices. The building has 12-foot ceilings, three-phase electrical service, and a loading dock. Geothermal heating and central air serve the main building. A separate two-story garage includes a two-bedroom rental apartment, and the site has parking for approximately 35 vehicles.
Located in Lake George, the property is just off I-87 Exit 21 and minutes from Lake George Village. Commercial zoning, a well, and septic service are also noted.
Located in Lake George, the property is just off I-87 Exit 21 and minutes from Lake George Village. Commercial zoning, a well, and septic service are also noted.
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
- 12‑foot ceilings, three‑phase electrical service, and a loading dock
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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Property Analytics
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Current Use
Lease Details
12 ft
Clear height
1
Dock-high doors
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
73
Businesses Nearby
Explore this area
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Industrial in Northeast region
Frequently Asked Questions
What type of property is this?
Mixed-use property - A separate garage with a two-bedroom apartment adds residential space to a commercial property with retail, warehouse, and office areas.
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; 12‑foot ceilings, three‑phase electrical service, and a loading dock
