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    138 Wart Rd Orwell, NY 13083

    Sponsored
    For Sale
    $179,995

    Farm / Farmhouse, House (Detached) - Orwell, NY

    Type:Farm
    Property size:
    9,612 SF
    Lot size:
    13.79 Acres
    Days on Market:
    18
    Last Refresh:
    Jan 24 at 2:06 am

    Property Features for 138 Wart Rd

    General Information

    Property type
    Residential
    Property subtype
    Farm
    Standard status
    Active
    Zoning
    100
    Rooms
    Bathroom 1, Bathroom 2, Bedroom 1, Bedroom 2, Bedroom 3, Bedroom 4
    Bedrooms
    4
    Bathrooms
    2
    Parking features
    Garage
    Size
    9,612 SF
    Lot size
    13.79 Acres

    Utilities

    Water front features
    Waterfront
    Water front
    1

    Building Details

    Year built
    1900
    Year renovated
    1900
    Floors in Building
    2
    Architectural style
    Other

    We can help!

    Listing Contact
    Marc Christmas

    Christmas and Associates, Inc. (315) 245-5761

    Listing agent Marc Christmas (315) 245-5761

    Listing date Jan 7, 2026

    MLS# 11605415 Listing URL

    Copyright © 2026 My State MLS. 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

    Overview

    Farmhouse on Scenic Acres

    This property, framed by rolling farm meadows, offers potential on 13.79 scenic acres. Located along a quiet country road with countryside views, the two-story home includes 4 bedrooms and 2 baths, and is being sold as-is. The property also includes a large renovated barn, formerly used as a bunkhouse, along with a sawmill shed, equipment barn, sugar shack for making maple syrup, chicken coop, and a covered outdoor pavilion. A trout brook runs through the land, and several small ponds attract wildlife. Trails wind through the woodlands, suitable for ATV riding, cross-country skiing, or hunting. The property's open meadows could be reclaimed for gardens or livestock. Located minutes from Mad River State Forest and a short drive to the Salmon River, this location is suited for outdoor enthusiasts and fishermen. Salmon River Reservoir and Oneida Lake are a half hour away for fishing, boating, and year-round recreation. The property, once a working farm, offers the opportunity to create a country homestead or a rental retreat for Salmon River anglers. The property size is 9612 square feet and is located in Orwell, NY.
    Location Intelligence

    Current Use by Public Records

    Isalis Gift Shop Party City Party Store Skunk Funk Wholesaler Carl's Trading Co Hat Shop Bushka's Kitchen LLC Outdoor Clothing And Equipment Shop

    Map

    City
    Orwell
    County
    Oswego
    State
    New York
    Longitude
    -76.026929
    Latitude
    43.591043

    FAQs

    What type of property is this?
    Farm - Handyman's special on 13.79 acres with renovated barn.
    Where is this farm located?
    The property is located at 138 Wart Rd Orwell, NY.
    What is the asking price?
    The asking price for this property is $179,995.
    What are key features of this property?
    This property features: - 13.79 scenic acres with rolling meadows, woodlands, and a trout brook.; - Large renovated barn (formerly a bunkhouse) plus multiple outbuildings.; - Located near Mad River State Forest, Salmon River, Salmon River Reservoir, and Oneida Lake.
    (315) 245-5761
    Request Owner's contact information
    138 Wart Rd Orwell, NY 13083
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    Orwell, NY 13083
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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
    138 Wart Rd Orwell, NY 13083
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    We can help!
    Listing Contact
    Marc Christmas
    (315) 245-5761
    Learn more
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