Garage, Acreage
1960 Tug Hill Cottage, ATV Trail Access, 20x24 Garage, 1+ Acre — $75,000
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 | 1+ acre, dual road frontage, ATV/snowmobile trail access, garage with loft, rec area |
| Condition | 25% | 4 | AS-IS with "TLC" language, no system dates, 1960 build — unknown mechanicals |
| Price / Sq Ft | 15% | 9 | Listing $84/sqft vs zip median $193/sqft — 56% below, thin 7-comp data |
| Price vs. Market | 5% | 5 | Listing $75K vs $437K zip median — but median likely driven by acreage/land sales |
| Market Conditions | 5% | 6 | DOM 28, sale-to-list 101%, high price drops 55.6% — mixed signals, floor applied |
The price per square foot here is $84. The zip median is $193. That gap is the first thing to understand about this listing, because the house itself is small and old and selling as-is, and none of that is the point. The point is the land, the location, and what $75,000 gets you in a place where people actually want to be.
The cottage is 888 square feet, two bedrooms, one bath, built in 1960. Kitchen and living area share the same space. The listing calls it an open floor plan, which at this size just means there are no walls between the two rooms. It is a small, simple house that has been around for 65 years and needs work. The mechanicals are undisclosed, there are no system dates anywhere in the listing, and it is selling as-is. Go in expecting to spend money on things you cannot see yet.
What the property has going for it sits mostly outside the four walls. Over an acre with road frontage on two sides, CCC Drive and County Route 2. That kind of dual access is useful if you ever want to add something, subdivide, or simply have room to maneuver. The 20 by 24 garage has a loft above it, which gives you storage, a workshop, or a rough sleeping space depending on how ambitious you get. The garage alone is worth considering at this price.
The direct ATV trail access off the property is the cleaner version of what most people have to drive to. Redfield Reservoir, the Salmon River, and several state forests are nearby. This is Tug Hill, which means serious snowfall and a real snowmobile season. Someone who wants a year-round outdoor base, or a place to put family and friends on winter and fall weekends, is the person this house is built for.
The risk is real and should be taken seriously. A 65-year-old house selling as-is with no condition disclosures means the renovation budget is a guess until you get inside and start looking. Price it conservatively when you run the numbers.
But $75,000 for an acre with trail access, a usable garage, and dual road frontage in a place people travel to on purpose is a different conversation than $75,000 for a small house that needs work.
