Acreage, Barn, Fireplace, Income Potential, Historic
1900 Avon Farmhouse, Barn, and 1.45 Acres — $144,900
6
out of 10
HousesUnder150K Score
Property Merit 50% · Condition 25% · Price/Sq Ft 15% · Market 10%
| Category | Wt. | Score | Detail |
|---|---|---|---|
| Property Merit | 50% | 7 | 1900 farmhouse, 1.45 acres, barn, 4BR, fireplace, knotty pine, hardwood, flex room |
| Condition | 25% | 4 | Renovation required; no system dates; investor language throughout; as-is implied |
| Price / Sq Ft | 15% | 7 | Listing $124/sqft vs zip median $183/sqft — ~32% below; 7 comps, directional |
| Price vs. Market | 5% | 8 | $144,900 vs $260,887 median — ~44% below zip median |
| Market Conditions | 5% | 5 | Highly competitive: 107.9% sale-to-list, 11-day DOM, only 3.7% price drops — floor applied |
The price is the first thing worth sitting with. At $144,900, this is coming in roughly 44% below the zip code median, and about 32% below what comparable square footage sells for in this area. Avon moves fast — homes here are closing above asking in under two weeks. So when something lands this far below market, the question is always why, and the honest answer here is condition. This is a renovation project. The listing uses investor language throughout, no system dates are disclosed, and the property is implied to sell as-is. Go in knowing that.
What you get for it is a 125-year-old farmhouse on 1.45 acres with a barn, and that combination at this price point is hard to find anywhere in western New York. The barn alone has room for vehicles, workshop space, or storage. The land gives you actual breathing room.
Inside, the living room has knotty pine walls, hardwood floors, and a fireplace the listing calls artistic, which usually means it has some decorative detail worth a look. An enclosed porch connects off the living room. The main floor has a kitchen, a dining room with hardwood floors, and two bedrooms. Upstairs there are two more bedrooms with plank floors and good-sized closets. Four bedrooms total in 1,166 square feet is tight, but manageable for a family that does not need spread.
The most interesting feature is a room at the back of the house with its own separate entrance, previously used as a business. That could work as a home office, a studio, rental income, or just a room that gives whoever uses it a way in and out that does not go through the rest of the house. That kind of flexibility is worth something depending on how you live.
The renovation scope is unknown from here. No ages on mechanical systems, no disclosure of what needs attention first. You would need eyes on it before making any assumptions about what you are walking into. But if you have the appetite for the work, 1.45 acres, a barn, and a farmhouse from 1900 with hardwood floors and pine walls, all under $145,000, leaves room to put real money into it and still come out ahead.
