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    Former Church with Assembly Hall Title is generated by Realmo AI

    13 Leonard Street, Gansevoort, NY 12831

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    Claim this Listing
    New
    For Sale
    $175,000

    COMMERCIAL - Northumberland, NY

    Property size:
    2,998 SF
    Lot size:
    0.40 Acres
    Price / SF:
    $58/SF
    Added:
    Jun 3, 2026
    Days on Market:
    2
    Last Refresh:
    Jun 4 at 11:06 am

    Property Features for 13 Leonard Street

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    Mixed
    Parking
    30
    Parking features
    Off Street
    Patio and Porch features
    Porch
    Basement
    Unfinished, Full
    Standard status
    Active
    APN
    414600 103.12-1-3
    Size
    2,998 SF
    Lot size
    0.40 Acres

    Taxes and HOA fees

    Tax Annual Amount
    4029

    Utilities

    Sewer type
    Septic Tank
    Heating system
    Forced Air, Natural Gas
    Water source
    Well

    Building Details

    Year built
    1860
    Building materials
    Vinyl Siding

    We can help!

    Listing Contact
    Joseph P Cardinale
    Joseph P Cardinale

    Listing agent Joseph P Cardinale License #10401290174

    Listing office Howard Hanna Capital Inc 1547 Route 9, Clifton Park, NY

    Listing date Jun 3, 2026

    MLS# 202618717

    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.

    HighLights

    • 2,998 SF former church on a level 0.40‑acre lot (13 Leonard Street), built in 1860
    • Main assembly hall: 33'-2'' x 47'-9'' with flexible space for events, educational and community uses
    • Hamlet zoning supports a wide variety of uses, including potential for offices, retail, restaurants, fitness, medical, schools, mixed‑use, or multi‑family
    • Expansive off‑street parking area for approximately 30+ vehicles
    • Full basement plus covered porch; vinyl siding exterior
    • Utilities include drilled well, septic tank, natural gas forced‑air heating, and 200+ amp electrical service

    Overview

    This property consists of a former church building totaling 2,998 square feet on a level 0.40-acre lot. The interior includes a spacious main assembly hall measuring 33'-2'' by 47'-9', supported by a full basement. Additional improvements include natural gas forced-air heating, a 200+ amp electrical service, a drilled well, and a septic system. The exterior features vinyl siding and a covered porch, providing a functional layout for gatherings and event use.

    The site benefits from an expansive parking area accommodating approximately 30+ vehicles, which can support worship services, banquet events, wedding receptions, and other community meetings. The property is located in Northumberland, Saratoga County, and is described as having Hamlet zoning with broad flexibility for multiple operating models.

    For tenants and buyers, the configuration is well suited to users that need a large assembly space along with parking. The remarks also indicate the possibility of creating two residential apartments while preserving the assembly area, subject to local approvals. With its mixed zoning context, the property may also be considered for a range of commercial and community uses such as offices, retail, restaurants, fitness, medical practices, schools, nonprofit operations, or mixed-use development, based on the zoning documentation provided.
    Property Profile Location Intelligence

    Current Use by Public Records

    Masters hands global Church

    Suggested Use

    Restaurant Building Supply Gym & Fitness Center Auto Repair Shop Department Store Furniture & Home Goods Garden Center Restaurant Carpet & Flooring Store Pet Grooming Service

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

    Location Insight

    • Map
    • Local Demand
    City
    Gansevoort
    County
    Saratoga
    State
    New York
    Longitude
    -73.650571
    Latitude
    43.197709

    Nearby Similar for Sale

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      South Glens Falls Church

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    • $225,000
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      Mixed-Use Building in Growing Community

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    • $950,000

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    FAQs

    What type of property is this?
    Church & religious facility - Former church offers a large main assembly hall and extensive parking, with residential and event conversion potential.
    Where is this church & religious facility located?
    The property is located at 13 Leonard Street Gansevoort, NY.
    What is the asking price?
    The asking price for this property is $175,000.
    What are key features of this property?
    This property features: 2,998 SF former church on a level 0.40‑acre lot (13 Leonard Street), built in 1860; Main assembly hall: 33'-2'' x 47'-9'' with flexible space for events, educational and community uses; Hamlet zoning supports a wide variety of uses, including potential for offices, retail, restaurants, fitness, medical, schools, mixed‑use, or multi‑family
    (518) 755-2064
    We can help!
    Listing Contact
    Joseph P Cardinale
    Joseph P Cardinale
    Real Estate License ID: 10401290174
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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.

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