117 Acres in Ilion, NY - $435,000
This property is a ready to go organic produce operation, with a supplemental Bed & Breakfast. There are so many positive features that give you the opportunity to make it much more. First of all is the privacy, with approximately 1300' of frontage on both sides of the road. The closest neighbor is across and down the road, who happens to be a Veterinarian, for those that are thinking animals.
The buildings, which I'll detail later, consist of a charming 1876 restored Italianate Victorian, a second house for extended family, Bed & Breakfast, hired help, rental, sideline business, or whatever works for you. A 1 story dairy barn, machinery shed, a new greenhouse with processing addition, and a 2 story hop house used as a produce stand.
The farm has 117 acres of land with varied terrain and soils. What makes this place so great is the land is flat and well drained where the fields are but...
The farm has 117 acres of land with varied terrain and soils. What makes this place so great is the land is flat and well drained where the fields are but has some hills for pasture, views, grapes or fruit trees and a fun ski in winter. There are a couple of springs on the property which have an area near them for possible pond sites. The land is productive and very workable. In either a wet year (good drainage) or a dry year (several good water sources). There are about 40 acres of woods with some marketable timber in the rear of the property and on the 16 acre parcel across the road. This parcel also has the possibility for being sold as 3 building lots. Whether you want to do vegetables, horses, dairy, beef cattle, hops, goats, sheep or something else you will have land buildings and water to fit your dream.
I told you about the farmland first because I thought it is a unique place with so many possibilities but the buildings are equally great. The main house, owned by just 3 owners since 1876, was extensively remodeled in the 1950's and again in 2007. Approx. 2300 SF of living space, the house has 5 bedrooms, 3.5 baths, 2 office/dens, formal dining room, kitchen w/breakfast area, family room w/fireplace and large picture window looking out at a tranquil landscaped yard. The current owners have worked carefully to restore some of the old and update with energy efficiency in mind. Some of the updates include, refinished floors and fresh paint in every room, new light fixtures, all new energy efficient appliances Insulated attic, new 200 amp electrical service, new wood/oil gasification furnace with hot water baseboards, relined flues of fireplace and furnace, installed new storm doors, high speed internet connection and more. A complete list will be provided upon request.
The second house with 1400 SF, has 2 bedrooms and 1 bath, large eat in kitchen, enclosed porch, all new windows and storm doors, new kitchen floor, newly painted inside and out.
The main barn is 159x50, former dairy barn with some equipment still in place. 80 free stalls 1 story with calving area and milk house. A second barn for hay and or machinery storage, a new 30x70 greenhouse w/automatic vent fan, heat, and water hydrant. Attached vegetable processing area. Farm Stand is a converted Hop House, with 3 new garage doors, walk in cooler, display shelves, and an upstairs drying and storage area with wide plank flooring.
The farm water is supplied by two springs, two drilled wells, one which was used for irrigation in recent drought and never ran out.
A lovely patio with landscaped yard. Nice setting for catering a wedding reception or family gatherings. Around the house are personal size gardens with asparagus, blueberries, raspberries, rhubarb, horseradish, apple trees and an assortment of herbs. Within 30 minutes to Cooperstown, close to I-90 Interstate exit 30 Herkimer. If you are looking for a place that gives you a variety of opportunities I think you found it. Endless opportunity with abundant land, water, housing, for a large family, or group.
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