3779 Lower Mountain Road

Invest in a Proven Performer A high-income, multi-faceted enterprise with built-in mentorship and unlimited growth potential. 3779 Lower Mountain Road | Sanborn, NY | Starpoint School District Step into a rare investment where profitability, experience, and infrastructure align. This exceptional property features two established income-producing businesses — a sandblasting and painting operation with over 40 years of proven success, and a thriving water garden business operating for more than 20 years. The property includes special-use permits for sandblasting and painting, a retail store, storage of personal and work-order equipment, and bulk materials storage making it an ideal choice for investors seeking diversified revenue streams. The sandblasting facility underwent a $500,000 upgrade approximately eight years ago, featuring enhanced power capacity and modernized equipment to meet today’s commercial standards. The seller is willing to consult, teach, and mentor the next owner through the transition, offering invaluable experience and operational insight to ensure continued success. The property’s specialized zoning, robust infrastructure, and decades of goodwill create a turnkey platform for stable income and scalable growth. Highlights: Two high-performing businesses included; 40 years of established sandblasting & painting operations; 20 years of successful water garden business; Special-use permits for sandblasting, painting, retail, and storage; Permit for bulk materials storage; Single-family home on site; Two barns and a utility building; 120+ acres of land; Located in the Starpoint School District; 3-phase electric service (480V); Natural gas and public water; Large pond with shed offering additional expansion opportunities; $500,000 facility and equipment upgrade (approx. 8 years ago); Seller willing to stay on as consultant and mentor; Strong income history with room for expansion.