Wooded Recreation Land with
For Sale
$149,900
3147 Potter Road, Redfield, NY 13437
Land, Redfield, NY
Property Size720 SF
Lot Size4.00 Acres
Price / SF$208.19
Days on Market47
Property Features for 3147 Potter Road
General Information
Property type
Land
Property subtype
Other
Rooms
Basement
Parking features
Garage, Driveway
Vegetation
Wooded
Patio and Porch features
Deck
Interior features
SeparateFormalLivingRoom, CountryKitchen, KitchenIsland, PullDownAtticStairs, PartiallyFurnished, Workshop
Exterior features
Balcony, Deck, GravelDriveway
Fireplace
1
Appliances
GasCooktop, Microwave, Refrigerator, Washer
Lot features
Rectangular, Rectangular Lot, Rural Lot, Wooded
Elementary school district
Camden
Middle school district
Camden
High school district
Camden
Directions
N Osceola road to the sharp Y, turn right, property down on right
Subdivision
Osceola-234600
Standard status
Active
APN
234600-359-000-0002-019-500-0000
Size
720 SF
Lot size
4.00 Acres
Taxes and HOA fees
Tax Annual Amount
3308
Utilities
Sewer type
Septic Tank
Heating system
Natural Gas, Wood, Forced Air, Other (Heating)
Water source
Well
Building Details
Year built
1984
Floors in Building
2
Flooring type
Varies, Vinyl, Carpet
Building materials
Frame, WoodSiding
Roof type
Shingle
Architectural style
Other
Additional Structures
Shed(s), Workshop
Listing Agency:
Berkshire Hathaway HomeServices CNY Realty Watn
(315) 232-7355
Listed By:
Aaron Naklick · License #10401373314
(315) 778-1717
Added: Jul 6
Changed: Aug 19
Last Checked: Aug 21 at 8:06AM
MLS# S1696368
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.
For sale at 3147 Potter Road, Redfield, NY, this private, wooded 4-acre parcel includes an all-season A-frame barndominium built in 1984. The home offers 2 bedrooms and 1 full bath, along with full-size washer and dryer amenities for everyday convenience. A clear water supply is also noted for the property.
The setting is described as being in Osceola with direct access to the Tug Hill trail system, supporting year-round outdoor use. The property is within the Camden Central School District.
From a buyer’s perspective, this offering combines a residential cabin configuration with direct trail access on a wooded lot, suitable for year-round use, a primary residence, or an investment property as described in the listing materials.
The setting is described as being in Osceola with direct access to the Tug Hill trail system, supporting year-round outdoor use. The property is within the Camden Central School District.
From a buyer’s perspective, this offering combines a residential cabin configuration with direct trail access on a wooded lot, suitable for year-round use, a primary residence, or an investment property as described in the listing materials.
Key Highlights
- All‑season A‑frame barndominium built in 1984 with 2 bedrooms and 1 full bath
- Set on a private 4‑acre wooded lot in Osceola, NY with direct access to the Tug Hill trail system
- Kitchen island and country kitchen layout plus washer included; partially furnished
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
$5,523
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
3.68%
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%
$110,460
$110.5K
Cap Rate 7%
$78,900
$78.9K
Cap Rate 9%
$61,367
$61.4K
Market Conditions
NOI Build-Up for 720 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
$10.6K $14.76/SF
− Vacancy
−$584 −$0.81/SF
EGI
$10.0K $13.95/SF
− OpEx
−$4.5K −$6.28/SF
NOI
$5.5K $7.67/SF
Area
Oswego County, NY
Vacancy
5.50%
Lease Rate
$14.76 /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%
$110,460
Cap Rate 7%
$78,900
Cap Rate 9%
$61,367
Alternative Uses
Best Use
Apartment 5plus
$78.9K
$69.0K – $92.1K
NOI $5,523 @ 7.0% cap · market cap 3.68%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$143.6K
$125.7K – $167.6K
NOI $10,053 @ 7.0% cap · market cap 6.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
3
Businesses Nearby
Explore this area
Business Placement
Demographics for 13437, NY
404
Population
645
Households
0.6
Avg Household Size
53
Median Age
12%
College-Educated
89%
High-School Grad
95.7 sq mi
ZIP Area
4
Density / Sq Mi
$48,375
Median Household Income
$30,357
Median Earnings
$1,089
Median Rent
$90,000
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Single family property - Private wooded lot featuring an A-frame barndominium built in 1984 with two bedrooms, one bath, and in-home laundry.
Where is this single family property located?
The property is located at 3147 Potter Road Redfield, NY.
What is the asking price?
The asking price for this property is $149,900.
What are key features of this property?
This property features: All‑season A‑frame barndominium built in 1984 with 2 bedrooms and 1 full bath; Set on a private 4‑acre wooded lot in Osceola, NY with direct access to the Tug Hill trail system; Kitchen island and country kitchen layout plus washer included; partially furnished
