Secluded Cabin on 65+
For Sale
$199,500
Pending
570 Farnham Road, Windsor, NY 13865
Land, Windsor, NY
Property Size936 SF
Lot Size65.38 Acres
Days on Market545
Property Features for 570 Farnham Road
General Information
Property type
Land
Property subtype
Other
Parking features
Garage
Vegetation
Wooded
Patio and Porch features
Deck
Interior features
BathroomRoughIn, SeparateFormalLivingRoom, LivingDiningRoom, SlidingGlassDoors
Exterior features
Deck
Fireplace
1
Appliances
GasOven, GasRange, PropaneWaterHeater, Refrigerator
Lot features
Irregular Lot, Rural Lot, Secluded, Tillable, Wooded, Gentle Sloping, Level, Stream Creek, Spring
Elementary school district
Windsor
Middle school district
Windsor
High school district
Windsor
Directions
From Rte 17, Exit 82 (McClure-Sanford) heading north on Rte 41, left on Farnham Road, a few miles down to corner of Farnham & Pazzelli. Look for signs
Subdivision
Sanford-034289
Standard status
Pending
APN
034289-169-000-0001-020-000-0000
Size
936 SF
Lot size
65.38 Acres
Taxes and HOA fees
Tax Annual Amount
3167
Utilities
Sewer type
Septic Tank
Heating system
Wood
Water source
Spring
Building Details
Year built
2000
Floors in Building
1
Building materials
FoamInsulation, Frame, WoodSiding
Roof type
Shingle
Architectural style
Other
Additional Structures
Shed(s)
Listing Agency:
Joanne McGibney Real Estate · United Real Estate
(607) 467-4165
Listed By:
Joanne McGibney · License #10491212149
(607) 242-9189
Added: Mar 24, 2025
Changed: Sep 7
Last Checked: Sep 19 at 8:06AM
MLS# R1595066
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.
Investment Insights
Based on property information with market context.
This property features a 65+ acre parcel offering privacy with open fields, woods, and a pine forest. Located away from the road is a 24' x 36' Amish-built cabin. The cabin is livable with rough-cut pine walls and open ceilings. It includes two bedrooms, with the potential for a third, and a bathroom with a sink and plumbing ready for a tub or shower. The open living room and dining area features a wood stove and a small kitchenette; furnishings are included. The property has an approved Broome County septic system with a 1000-gallon concrete tank and leach field, along with gravity-fed spring water. A year-round stream runs through the property. The land is suitable for deer and turkey hunting and is located near the West Branch of the Delaware River for fly fishing. A grass driveway leads to the house, best traversed with four-wheel drive. The seller will retain subsurface mineral rights, while the buyer receives all surface rights. The deed includes restrictions against commercial enterprises or subdividing the land. The property is located in Windsor, NY.
Key Highlights
- 65+ acre parcel offering privacy with open fields, woods, and pine forest.
- 24' x 36' Amish‑built cabin set far back from the road, ready to be finished to your liking.
- Approved Broome County septic system and gravity‑fed spring water.
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
$7,798
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
3.91%
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%
$155,960
$156.0K
Cap Rate 7%
$111,400
$111.4K
Cap Rate 9%
$86,644
$86.6K
Market Conditions
NOI Build-Up for 936 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
$15.2K $16.20/SF
− Vacancy
−$986 −$1.05/SF
EGI
$14.2K $15.15/SF
− OpEx
−$6.4K −$6.82/SF
NOI
$7.8K $8.33/SF
Area
Broome County, NY
Vacancy
6.50%
Lease Rate
$16.20 /SF/Yr
Expense Ratio
45.00%
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%
$155,960
Cap Rate 7%
$111,400
Cap Rate 9%
$86,644
Alternative Uses
Best Use
Apartment 5plus
$111.4K
$97.5K – $130.0K
NOI $7,798 @ 7.0% cap · market cap 3.91%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$232.2K
$203.2K – $270.9K
NOI $16,255 @ 7.0% cap · market cap 8.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
3
Businesses Nearby
Explore this area
Business Placement
Demographics for 13865, NY
5,754
Population
3,127
Households
1.8
Avg Household Size
45
Median Age
23%
College-Educated
93%
High-School Grad
107.3 sq mi
ZIP Area
54
Density / Sq Mi
$71,302
Median Household Income
$42,829
Median Earnings
$765
Median Rent
$162,000
Median Home Value
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Frequently Asked Questions
What type of property is this?
Hunting land - Private 65+ acre parcel with cabin, woods, and stream.
Where is this hunting land located?
The property is located at 570 Farnham Road Windsor, NY.
What is the asking price?
The asking price for this property is $199,500.
What are key features of this property?
This property features: 65+ acre parcel offering privacy with open fields, woods, and pine forest.; 24' x 36' Amish‑built cabin set far back from the road, ready to be finished to your liking.; Approved Broome County septic system and gravity‑fed spring water.
