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    Historic Church in Adirondack Park Title is generated by Realmo AI

    8 River Rd, Newton Falls, NY 13666

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    Claim this Listing
    For Sale
    $350,000

    COMMERCIAL - Newton Falls, NY

    Property size:
    4,702 SF
    Lot size:
    1.00 Acre
    Price / SF:
    $74/SF
    Added:
    Apr 14, 2026
    Days on Market:
    47
    Last Refresh:
    May 30 at 7:06 am

    Property Features for 8 River Rd

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Bathrooms
    1
    Rooms
    Bathroom 1
    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

    We can help!

    Listing Contact
    Derek Belmore

    Listing agent Derek Belmore

    Listing office eXp Realty 225 State Street Suite 112, Schenectady, NY

    Listing date Apr 14, 2026

    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.

    HighLights

    • Unique 4,702 sq ft former church in the Adirondack Park offering versatile space for residential or commercial use.
    • Ideal location with easy access to snowmobile and ATV trails, hiking, fishing, and skiing.
    • High ceilings and open layout provide a sense of grandeur and flexibility for customization.
    • Potential for a unique home, vacation rental, bed and breakfast, event venue, or community center.
    • Located in the scenic Adirondack Park, known for its natural beauty and abundant wildlife.
    • Easily accessible location suitable for a retreat or year‑round residence.

    Overview

    Located in the heart of the Adirondack Park, this property offers a blend of history and adventure. The former church provides 4,702 square feet of versatile space, suitable for a unique home, vacation rental, or community center. The interior can be transformed to suit various needs, featuring high ceilings and an open layout that provides a sense of grandeur and flexibility. The property allows retaining the character of the original church architecture while modernizing the space. Situated close to snowmobile and ATV trails, it offers easy access to outdoor activities such as hiking, fishing, and skiing. The location provides access to the natural beauty of the Adirondack Park, with its landscapes and abundant wildlife. The property is easily accessible, making it a suitable retreat or year-round residence. It is ideal for a bed and breakfast, event venue, or community center, offering a range of commercial possibilities. The property sits on a 1-acre lot. It is located in Newton Falls, NY, with proximity to outdoor activities and natural attractions.

    Local Financial Insights For Apartment 5plus

    Simulate Cap Rate and NOI

    NOI Build-Up
    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.

    Component $ $/SF
    Gross rent $51.3k $10.92
    − Vacancy −$11.3k −$2.41
    EGI $40.0k $8.51
    − OpEx −$18.0k −$3.83
    NOI $22.0k $4.68
    4,702 SF · lease $10.92/SF/yr · vacancy 22.10% · expense 45.00%

    Alternative Uses

    Best Use
    Apartment 5plus
    $314.3K
    $275.0K – $366.7K (±1% cap)
    NOI $21,999 @ 7.0% cap · market cap 6.29%
    Second Best
    Hotel Hospitality
    $258.4K
    $226.1K – $301.5K (±1% cap)
    NOI $18,091 @ 7.0% cap · market cap 5.17%
    Theoretical Best
    Office A
    $1.17M
    $1.02M – $1.36M (±1% cap)
    NOI $81,657 @ 7.0% cap · market cap 23.33%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Isalis (Bike/Boat/Book/etc) Store Party City Party Supply Store Skunk Funk Big Box & Wholesale Store Carl's Trading Co Hat Shop Bushka's Kitchen LLC (Bike/Boat/Book/etc) Store

    Map

    City
    Newton Falls
    County
    St. Lawrence
    State
    New York
    Longitude
    -74.9888597
    Latitude
    44.2120675

    FAQs

    What type of property is this?
    Church & religious facility - Unique property with endless possibilities in the heart of Adirondacks.
    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: Unique 4,702 sq ft former church in the Adirondack Park offering versatile space for residential or commercial use.; Ideal location with easy access to snowmobile and ATV trails, hiking, fishing, and skiing.; High ceilings and open layout provide a sense of grandeur and flexibility for customization.
    (315) 323-6893
    We can help!
    Listing Contact
    Derek Belmore
    Request Owner's contact information
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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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