Former Church with Open
For Sale
$350,000
8 River Rd, Newton Falls, NY 13666
COMMERCIAL - Newton Falls, NY
Property Size4,702 SF
Lot Size1.00 Acre
Price / SF$74.44
Days on Market137
Property Features for 8 River Rd
General Information
Property type
Commercial Sale
Property subtype
Other
Bathrooms
1
Rooms
Bathroom 1
Elementary school district
Clifton-Fine Central School District
Middle school district
Clifton-Fine Central School District
High school district
Clifton-Fine Central School District
Directions
From St Hwy 3 turn onto Co Rt 60 to the center of Newton Falls. Property is located in the center of the Hamlet on corner where Co Rt 60 meets River Rd and Elm St.
Subdivision
ST LAWRENCE
Standard status
Active
APN
214.026-5-5
Size
4,702 SF
Lot size
1.00 Acre
Taxes and HOA fees
Tax Annual Amount
3065
Building Details
Year built
1960
Listing Agency:
eXp Realty
(888) 276-0630
Listed By:
Derek Belmore
(315) 323-6893
Added: Apr 14
Changed: Aug 4
Last Checked: Aug 28 at 7:06PM
MLS# 52561
Copyright © 2026 St. Lawrence Board of Realtors. 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 former church contains 4,702 square feet on a 1-acre parcel, with tall ceilings and an open interior that can be adapted for a range of concepts. Built in 1960, the property retains elements of its original church character while offering a sizable interior for reconfiguration.
The building is located at 8 River Rd in Newton Falls, within the Adirondack Park and near snowmobile and ATV trails. Hiking, fishing, and skiing are also identified as nearby recreational activities. The property is presented as suitable for potential conversion into a vacation rental, bed and breakfast, event venue, community center, or spacious residence.
The building is located at 8 River Rd in Newton Falls, within the Adirondack Park and near snowmobile and ATV trails. Hiking, fishing, and skiing are also identified as nearby recreational activities. The property is presented as suitable for potential conversion into a vacation rental, bed and breakfast, event venue, community center, or spacious residence.
Key Highlights
- 4,702‑square‑foot former church building
- Set on 1 acre in the Adirondack Park
- Open interior with tall ceilings
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
$18,091
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
5.17%
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%
$361,820
$361.8K
Cap Rate 7%
$258,443
$258.4K
Cap Rate 9%
$201,011
$201.0K
Market Conditions
NOI Build-Up for 4,702 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
$84.6K $18.00/SF
− Vacancy
−$46.5K −$9.90/SF
EGI
$38.1K $8.10/SF
− OpEx
−$20.0K −$4.25/SF
NOI
$18.1K $3.85/SF
Area
St. Lawrence County, NY
Vacancy
55.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
52.50%
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%
$361,820
Cap Rate 7%
$258,443
Cap Rate 9%
$201,011
Alternative Uses
Best Use
Hotel Hospitality
$258.4K
$226.1K – $301.5K
NOI $18,091 @ 7.0% cap · market cap 5.17%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.17M
$1.02M – $1.36M
NOI $81,657 @ 7.0% cap · market cap 23.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
12
Businesses Nearby
Explore this area
Business Placement
Demographics for 13666, NY
220
Population
158
Households
1.4
Avg Household Size
40
Median Age
7%
College-Educated
96%
High-School Grad
40.2 sq mi
ZIP Area
5
Density / Sq Mi
$32,679
Median Household Income
$46,406
Median Earnings
$781
Median Rent
$47,800
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Church & religious facility - Flexible former church space with tall ceilings and access to Adirondack Park recreation.
Where is this church & religious facility located?
The property is located at 8 River Rd Newton Falls, NY.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: 4,702‑square‑foot former church building; Set on 1 acre in the Adirondack Park; Open interior with tall ceilings
