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    The Largest CRE Database in the US with Over 1 Million Listings

    69 Sullivanville Rd Horseheads, NY 14845

    Sponsored
    For Sale
    Under Contract
    $99,500

    COMMERCIAL - Horseheads, NY

    Property size:
    2,660 SF
    Days on Market:
    24
    Last Refresh:
    Feb 6 at 8:06 pm

    Property Features for 69 Sullivanville Rd

    General Information

    Special listing conditions
    Standard
    Property type
    Commercial Sale
    Property subtype
    Other
    TransactionType
    Standard
    Standard status
    Active Under Contract
    Zoning
    620 Rel
    APN
    40.00-2.52
    Parking
    15
    Size
    2,660 SF

    Utilities

    Sewer type
    Septic Tank
    Heating system
    Forced Air, Natural Gas

    Building Details

    Year built
    1855
    Floors in Building
    1
    Flooring type
    Concrete, Varies, Carpet, Hardwood
    Building materials
    AtticCrawlHatchwaysInsulated
    Roof type
    Metal, Asphalt

    We can help!

    Listing Contact
    Desiree O'Rourke

    RealtyUSA.com (607) 287-8439

    Listing agent Michael (Mike) S. Hamilton (607) 733-2700 License #10301209030

    Listing date Jan 14, 2026

    MLS# R1592838

    Copyright © 2026 New York State Alliance of MLSs, LLC. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Property Insight Report

    Overview

    Horseheads Commercial Opportunity Awaits

    This property in Horseheads, NY, presents a unique commercial opportunity. The current owners were in the process of converting the building, formerly a church, into a wellness center featuring a conference room, cafe, and community resource room. Partial interior demolition has been completed in preparation for renovations. The property is zoned for commercial use but can be converted to residential. The 2,660 square-foot building includes original features such as a church bell and copper architectural ceiling tiles. A functioning kitchen and rough-in plumbing for a bathroom are present. The layout includes a foyer area with a conference-type room to the right and stairs leading to additional office or storage space on the second floor. The main area features cathedral ceilings and a stage, previously used for church services. A kitchen and an additional room with bathroom plumbing are located towards the back of the building, along with washer and dryer hookups. The property includes a large paved parking lot with 2 sheds and over 1 acre of flat, cleared land suitable for a pavilion, garden, or outdoor entertainment area. Potential uses include a barndominium, Airbnb, daycare, art/dance studio, event/community center, or wedding venue. It offers opportunities for both non-profit and for-profit businesses.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Churches & religious facilities

    Suggested Use

    Pharmacy Department Store Storage Facility Garden Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Horseheads
    County
    Chemung
    State
    New York
    Longitude
    -76.779384
    Latitude
    42.204831

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    FAQs

    What type of property is this?
    Church & religious facility - Unique commercial property with endless possibilities in Horseheads, NY.
    Where is this church & religious facility located?
    The property is located at 69 Sullivanville Rd Horseheads, NY.
    What is the asking price?
    The asking price for this property is $99,500.
    What are key features of this property?
    This property features: - Large, versatile building (former church) with commercial zoning and potential for residential conversion.; - Over 1 acre of flat, cleared land suitable for outdoor amenities.; - Partial interior demolition completed, streamlining renovation.
    (607) 731-9488
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    69 Sullivanville Rd Horseheads, NY 14845
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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
    69 Sullivanville Rd Horseheads, NY 14845
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    We can help!
    Listing Contact
    Desiree O'Rourke
    Real Estate License ID: 10401365799
    (607) 731-9488
    Learn more
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