Acreage, Barn, Farmhouse, Historic
1900 Sherman Farmhouse, Barn, Machine Barn, and 3.45 Acres — $42,000
7
out of 10
HousesUnder150K Score
Property Merit 50% · Condition 25% · Price/Sq Ft 15% · Market 10%
| Category | Wt. | Score | Detail |
|---|---|---|---|
| Property Merit | 50% | 8 | 3.45 acres, 4BR 1900 farmhouse, barn, machine barn, shed — real homestead bones |
| Condition | 25% | 4 | As-is, needs repairs and updates, no system dates; farmhouse described as restorable |
| Price / Sq Ft | 15% | 10 | $29/sqft listing vs $133 zip median — 78% below; thin data (7 comps) but signal is strong |
| Price vs. Market | 5% | 10 | $42K vs $191,694 zip median — 78% below; zip median likely reflects larger/updated homes |
| Market Conditions | 5% | 7 | 49.5% price drops and 71 DOM signal clear buyer's market; sale-to-list 96.5% mild |
At $42,000, this is either a trap or one of the more interesting buys in western New York right now. The price per square foot is $29. The zip code median is $133. That gap is wide enough that even accounting for the condition, you're buying land and outbuildings at a price that's hard to find in most markets.
The house is a 1900 farmhouse, four bedrooms, one bath, 1,468 square feet. It's being sold as-is, which means something went wrong somewhere, and nobody is telling you what the systems look like or when anything was last touched. That's a real unknown. Go in expecting to find deferred maintenance stacked over decades, not just a few things that need freshening up. Budget accordingly before you fall in love with the math.
What makes this interesting isn't the house. It's the full picture of what's here. Three and a half acres, a traditional barn, a machine barn, and a storage shed. This was a working farmstead at some point, and the infrastructure for that is still standing. If you want space for animals, a large garden, equipment storage, a woodshop, or any combination of things that require actual land and outbuildings, the bones of that setup already exist here. You'd be buying a going concern that needs revival, not building from scratch.
Sherman is in Chautauqua County, rural western New York, and the market right now is soft. Nearly half the listings in this zip have taken price cuts, and homes are sitting close to 71 days on average. That gives you room to negotiate, and it means if you ever wanted to sell, you'd be doing so in a market that expects realistic prices, which this already is.
The restoration will cost real money. The house needs work, and you should have a contractor walk through before you close. But at $42,000 for four bedrooms, three outbuildings, and 3.45 acres, you're buying something most people spend a decade saving toward, at a price that leaves room in the budget to actually fix it.
