899 E Shore Drive, Horicon, NY 12808

Building Details

Year Built 1855 More

Buildings 1 More

Stories 2 More

Listing Agency: Carr Real Estate Group LLC

Listed By: Richard Carr · License #10491207486 Show Phone

Source: Capmarkrealty

Added: Jul 2 Changed: Nov 6 Last Checked: Sep 6 at 4:14AM

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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 Carr Real Estate Group LLC

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Investment Insights

Based on property information with market context.

Located at 899 E Shore Drive in Adirondack, this 5,178-square-foot mixed-use property combines a retail operation with food-service improvements and second-floor residential space. The commercial area includes a grocery-oriented sales floor, deli, fully equipped kitchen, and merchandise ranging from beverages and apparel to toys, supplies, and Adirondack gifts. FF&E is included, while retail inventory is handled separately.

Two updated residential units occupy the second floor, along with a fully floored attic for storage. Building systems include hot water radiant heat, a woodstove, central AC, and an automatic 25KW LP backup generator. The property also has a high-volume well with UV sanitation. Former gas pumps were decommissioned, with an EPA letter on file. Current operations run 124 days per year.

Key Highlights

• 5,178‑square‑foot mixed‑use property at 899 E Shore Drive, Adirondack, NY
• Two updated residential units on the second floor
• Retail floor with groceries, beverages, apparel, toys, supplies, and Adirondack gifts

Financial Insights

Estimated NOI and Cap Rate

NOI / Yr

$64,311

Cap Rate

9.19%

Suggested Prices Based on Cap Rates

Cap Rate 5%

$1,286,220 $1.3M

Cap Rate 7%

$918,729 $918.7K

Cap Rate 9%

$714,567 $714.6K

Is this asking price fair?

Market Conditions

NOI Build-Up for 5,178 SF

Gross rent

$111.8K $21.60/SF

− Vacancy

−$8.9K −$1.73/SF

EGI

$102.9K $19.87/SF

− OpEx

−$38.6K −$7.45/SF

NOI

$64.3K $12.42/SF

Area

Warren County, NY

Vacancy

8.00%

Lease Rate

$21.60 /SF/Yr

Expense Ratio

37.50%

Simulate Cap Rate and NOI

Suggested Prices Based on Cap Rates

Cap Rate 5%

$1,286,220

Cap Rate 7%

$918,729

Cap Rate 9%

$714,567

Alternative Uses

Best Use

Specialty Retail

$956.7K

$837.1K – $1.12M (±1% cap)

NOI $66,967 @ 7.0% cap · market cap 9.57%

Second Best

Mixed Use

$918.7K

$803.9K – $1.07M (±1% cap)

NOI $64,311 @ 7.0% cap · market cap 9.19%

Theoretical Best

Office A

$1.55M

$1.36M – $1.81M (±1% cap)

NOI $108,489 @ 7.0% cap · market cap 15.50%

Zoning and permitted uses should be independently verified with authorities. How Realmo checks its estimates

Property Analytics

Current Use

Grocery and convenience stores

Suggested Use

Top Pick Restaurant Real Estate Agency Hotel & Motel Bed & Breakfast

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

2

Residential units

Turnkey business

Opportunity

Location Intelligence

Trade Area within ½ mile

15

Businesses Nearby

Explore this area Business Placement

Demographics for 12808, NY

343

Population

492

Households

0.7

Avg Household Size

61

Median Age

35%

College-Educated

91%

High-School Grad

14.3 sq mi

ZIP Area

24

Density / Sq Mi

$120,250

Median Household Income

$54,205

Median Earnings

$344,000

Median Home Value

Market

Average Price Trend$/SF for Mixed-use properties in Warren County, NY

$214 Jul

$220 Aug

$175 Sep

$166 Oct

Properties on Market for Mixed-use properties in Warren County

Jul

Aug

Sep

Oct

Vacancy Rate% for Retail in Northeast region

6% 2019

7.1% 2020

6.5% 2021

6% 2022

5.7% 2023

5.6% 2024

6% 2025

Frequently Asked Questions

What type of property is this?

Mixed-use property - Combined retail, food-service, and residential components support multiple on-site uses.

Where is this mixed-use property located?

The property is located at 899 E Shore Drive Horicon, NY.

What is the asking price?

The asking price for this property is $699,900.

What are key features of this property?

This property features: 5,178‑square‑foot mixed‑use property at 899 E Shore Drive, Adirondack, NY; Two updated residential units on the second floor; Retail floor with groceries, beverages, apparel, toys, supplies, and Adirondack gifts