3.24 Wooded Acres with Creek in Cazenovia, Furnace and Electrical Done — $99,900

The short version: 3.24 wooded acres with a creek, three bedrooms, and a price under $100K in Cazenovia. That combination is what makes you stop.

The house is 1,084 square feet, built in 1951, one bath. Tight, but functional as a footprint. There are hardwood floors and tile floors, a furnace that's about two years old, newer windows, two updated electrical panels, and a new fuel oil tank. Someone already spent money here on the things that matter, the systems that make a house livable and insurable. That work is done.

What's left is everything else. The listing is sold as-is, sight unseen, no showings, no access to the property. That's an unusual situation and you should go in with your eyes open. What you'd be buying is land and a structure you cannot inspect before closing. The improvements are real, but the full picture of what the house needs is not available to you until you own it.

The 3.24 acres are wooded. There's a creek along the property. In a place like Cazenovia, that kind of land with that kind of privacy at this price is the reason anyone is looking at this in the first place. The house is the variable. The land is the anchor.

If you're someone who can carry the uncertainty of an as-is, sight-unseen purchase and do meaningful work on a house, the math could work out. You're getting a lot of land and a mechanically updated structure in a county where that combination rarely shows up at this price. If you need to know exactly what you're walking into before you commit, this one isn't for you. The seller has been explicit about that.

So the question is how much weight you give the acreage and the creek, and how much risk you can hold in the parts you can't see yet.