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    The Largest CRE Database in the US with Over 1 Million Listings
    Property profile & analytics

    3178 Lk Shr Dr Lake George, NY 12845-6508

    • Motels
    • 572 SF
    • 11.37 lot acres
    OFF-MARKET
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    Property ID
    US63-4567312
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • The Erlowest & Sun Castle Resort / Hotel / Resort Hotel
    • Erlowest / Hotel
    • Sun Castle Resort / Resort Hotel
    • Shepards The Restaurant at Erlowest / Restaurant / Hotel

    Property Details for 3178 Lk Shr Dr

    Year built
    1976
    Lot size
    11.37 lot acres
    Property size
    572 SF
    Zone code
    05 - COMMERCIAL
    Property type
    Motels
    APN
    522289 238.20-1-1.2
    APU
    52228923820112

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Lake George
    County
    Warren
    State
    New York
    Longitude
    -73.6964
    Latitude
    43.4471
    CBSA code
    24020
    CBSA name
    GLENS FALLS, NY METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2021
    $0.00
    $2,421,500
    $2,578,500
    $5,000,000
    -
    $2,882,738
    $3,069,643
    $5,952,381

    Comparable in this City

    • Value Estimation
      $590,000
      2,160 SF

      29 Antigua Rd

      MOTEL • 2,160 SF
      29 Antigua Rd, Lake George, NY 12845
      View Details
    • Value Estimation
      $1,580,000
      2,816 SF

      3654 Lk Shr Dr

      MOTEL • 2,816 SF
      3654 Lk Shr Dr, Lake George, NY 12845-6717
      View Details
    • Value Estimation
      $1,000,000
      11,972 SF

      20 Prosser Rd

      MOTEL • 11,972 SF
      20 Prosser Rd, Lake George, NY 12845
      View Details
    • Value Estimation
      $670,000
      3,048 SF

      2747 Rt 9th 9

      MOTEL • 3,048 SF
      2747 Rt 9th 9, Lake George, NY 12845
      View Details
    • Value Estimation
      $660,000
      2,810 SF

      1747 State Rte 9th 9

      MOTEL • 2,810 SF
      1747 State Rte 9th 9, Lake George, NY 12845-3703
      View Details
    • Value Estimation by Request
      1,224 SF

      419 Canada St

      MOTEL • 1,224 SF
      419 Canada St, Lake George, NY 12845-1115
      View Details

    Similar Nearby for Sale

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      16,600 SF

      Lake George Motel - Prime Location

      50-key Wyndham franchise, high ROI potential
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    • $129,900
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      Lake George Commercial Land Opportunity

      Commercial land suitable for rentals or other commercial uses.
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      274 AC Roaring Brook Ranch Resort For Sale

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    • $1,950,000
      2,996 SF

      Lake George Seasonal Rental Property

      Established rental property with cabins and main house near Lake George.
      3041 Lake Shore Dr, Lake George, NY 12845
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    • $3,499,999
      5.82 Acres

      Lake George Resort & Cottages

      Family-run resort with 18 units on 5+ acres.
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    • $1,950,000
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      Lake George Seasonal Rental Property

      Established seasonal rental property near Lake George with expansion potential.
      3041 Lake Shore Dr, Lake George, NY 12845
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    Similar Nearby for Lease

    • $3,500 /Mo
      3,024 SF

      Lake George Commercial Lease Opportunity

      Rare commercial lease opportunity in Lake George, New York.
      2183 State Route 9, Lake George, NY 12845
      View Details
    • $25 SF/Yr
      1,831 SF

      Retail Space in Lake George Outlets

      Retail space for lease in Lake George Outlets.
      1492-1500 State Route 9, Lake George, NY 12845
      View Details
    • Contact for pricing
      2,000 SF

      New Retail Spaces Available

      New construction retail spaces in Lake George, available October 2024.
      1471 State Route 9, Lake George, NY 12845
      View Details
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    Lake George, NY 12845-6508
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    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
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