Mixed-Use General Store with
For Sale
$699,900
899 E Shore Drive, Adirondack, NY 12808
Commercial Sale, Adirondack, NY
Property Size5,178 SF
Lot Size0.18 Acres
Price / SF$135.17
Days on Market59
Property Features for 899 E Shore Drive
General Information
Property type
Commercial Sale
Property subtype
Retail
Zoning
Commercial
Bathrooms
3
Full bathrooms
2
Half bathrooms
1
Rooms
Bathroom 1, Bathroom 3, Bathroom 2
Parking
10
Parking features
Off Street
Security features
Security
Patio and Porch features
Deck, Patio, Porch
Interior features
Walk-In Closet(s), Ceramic Tile Bath
Basement
Partial, Unfinished, Interior Entry
Lot features
Views, Road Frontage, Level, Corner Lot, Landscaped
Elementary school
North Warren Central
High school
North Warren Central
Elementary school district
North Warren
Middle school district
North Warren
High school district
North Warren
Directions
Glendale Rd to take a left on E Shore Dr, continue approx 5 miles around the east side of the
Standard status
Active
APN
522800 20.10-1-14
Size
5,178 SF
Lot size
0.18 Acres
Taxes and HOA fees
Tax Annual Amount
3030
Utilities
Sewer type
Septic Tank
Heating system
Forced Air, Oil
Cooling system
Central Air
Water source
Well
Building Details
Year built
1855
Floors in Building
2
Flooring type
Hardwood, Tile - Ceramic, Wood
Building materials
Wood Siding
Roof type
Shingle, Asphalt
Architectural style
Other
Listing Agency:
Carr Real Estate Group LLC
(518) 488-2434
Listed By:
Richard Carr · License #10491207486
(518) 488-2434
Added: Jun 27
Changed: Aug 22
Last Checked: Aug 24 at 2:06PM
MLS# 202620626
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.
Investment Insights
Based on property information with market context.
This mixed-use property at 899 E Shore Drive includes a 5178-square-foot building on 0.18 acres, with retail space, a commercial kitchen, deli service areas, and two residential units on the second floor. The upper level also includes a fully floored attic, while interior finishes include wood and ceramic tile. The property was built in 1855 and includes wood siding, shingle and asphalt roofing, off-street parking, a deck, patio, and porch.
Building systems include central air, forced-air oil heat, hot water radiant heat, a woodstove, and an automatic 25KW LP backup generator. Water is supplied by a high-volume well with UV sanitation, and the property uses a septic tank. The commercial operation currently runs 124 days out of the year and includes retail inventory areas for groceries, beverages, apparel, toys, supplies, and Adirondack gifts. Former gas pumps were decommissioned, with an EPA letter on file.
Building systems include central air, forced-air oil heat, hot water radiant heat, a woodstove, and an automatic 25KW LP backup generator. Water is supplied by a high-volume well with UV sanitation, and the property uses a septic tank. The commercial operation currently runs 124 days out of the year and includes retail inventory areas for groceries, beverages, apparel, toys, supplies, and Adirondack gifts. Former gas pumps were decommissioned, with an EPA letter on file.
Key Highlights
- 5178‑square‑foot mixed‑use building on 0.18 acres
- Commercial zoning with retail floor, kitchen, and deli areas
- Two updated residential units on the second floor
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$64,311
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
9.19%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,286,220
$1.3M
Cap Rate 7%
$918,729
$918.7K
Cap Rate 9%
$714,567
$714.6K
Market Conditions
NOI Build-Up for 5,178 SF
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.
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 rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
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
NOI $66,967 @ 7.0% cap · market cap 9.57%
Second Best
Mixed Use
$918.7K
$803.9K – $1.07M
NOI $64,311 @ 7.0% cap · market cap 9.19%
Theoretical Best
Office A
$1.55M
$1.36M – $1.81M
NOI $108,489 @ 7.0% cap · market cap 15.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
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
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Commercially zoned property combines retail space, food-service improvements, and two residential units.
Where is this mixed-use property located?
The property is located at 899 E Shore Drive Adirondack, 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: 5178‑square‑foot mixed‑use building on 0.18 acres; Commercial zoning with retail floor, kitchen, and deli areas; Two updated residential units on the second floor
