Waterfront land across Upstate New York particularly along the peripheral corridors of the Adirondack Park in Franklin County has transitioned from a niche seasonal market into a high-demand asset class. Buyers today are actively seeking properties that offer substantial freshwater frontage, acreage for privacy, low holding overhead, and flexible land-use options.
Situated along the banks of the Deer River, 180 Cemetery St, Dickinson Center, NY 12930, offers a compelling entry point into North Country riverfront ownership. Listed at $189,000 ($143 per square foot), this 7.74-acre parcel features 450 feet of direct water frontage, a 1,320-square-foot ranch-style camp with a sleeping loft, an above-ground pool, an expansive riverfront deck, and private well/septic infrastructure.
Classified as a 3-season camp built in 1989, the home sits on a concrete slab foundation with a metal roof and board-and-batten/wood siding. The asset presents two distinct investment paths: a turn-key seasonal vacation compound and short-term rental lodge, or a candidate for a winterization conversion into a year-round riverfront residence.
In this deep-dive investment analysis, we examine the physical, financial, hydrological, and structural parameters of 180 Cemetery St. We trace its historical price evolution, perform a Comparative Market Analysis (CMA) against Franklin County riverfront benchmarks, outline a line-item winterization CapEx proforma, and model actionable monetization pathways.
1. Property Snapshot & Core Specifications
Understanding the baseline physical, municipal, and structural parameters of 180 Cemetery St is essential before projecting capital expenditures or rental revenues. The table below outlines the core metrics derived from public records and listing disclosures.
| Property Parameter | Specification Details | Strategic Real Estate Takeaway |
| Current Asking Price | $189,000 | Competitive price point for nearly 8 acres with 450′ river frontage. |
| Price Per Square Foot | $143 / Sq. Ft. | Calculated on 1,320 sq. ft. above-grade living area. |
| Total Deeded Acreage | 7.74 Acres (337,154 Sq. Ft.) | Generous spatial footprint ensuring total privacy from neighboring lots. |
| Water Frontage | 450 Linear Feet on Deer River | Direct river access for kayaking, canoeing, and trout fishing. |
| Primary Structure | 1,320 Sq. Ft. (2 Beds / 1 Bath + Loft) | Ranch-style camp layout built in 1989; includes sleeping loft. |
| Building Materials | Board & Batten Wood Siding, Metal Roof | Low-maintenance metal roofing handles heavy North Country snow. |
| Foundation Type | Concrete Slab (No Basement) | Simple structural slab; eliminates basement flooding risks. |
| Property Classification | 3-Season Seasonal Camp | Uninsulated water lines/heating setup; requires CapEx for winter use. |
| Utility Infrastructure | Private Well, Septic System, 100A Panel | On-site private utilities; 100-amp electrical service panel. |
| Heating & Water Systems | Electric Heating, Electric Water Heater | Basic electric heating; includes owned water softener system. |
| Tax Assessed Value | $131,310 (Franklin County) | Official tax valuation reflects baseline seasonal property rating. |
| Annual Tax Burden | $2,960 / Year (~$247 / Month) | Highly manageable fixed holding costs protecting long-term cash flow. |
2. Historical Price Trajectory & Market Repositioning
Tracking a property’s transaction history over a multi-year horizon reveals critical context regarding market appreciation, historical entry points, and structural value-add efforts by successive owners.
Transaction Timeline Analysis
The table below traces the recorded listing events and sales records for 180 Cemetery St over the past decade:
| Date | Milestone / Event | Price | Price / Sq. Ft. | Strategic Market Context |
| August 24, 2015 | Listed for Sale | $69,500 | $53 / sq. ft. | Original market introduction as an un-renovated seasonal camp. |
| February 22, 2017 | Listing Withdrawn | $69,500 | $53 / sq. ft. | Withdrawn during initial marketing cycle. |
| June 5, 2017 | Relisted for Sale | $69,500 | $53 / sq. ft. | Re-entered active regional market. |
| July 21, 2017 | Property Sold | $55,000 | $42 / sq. ft. | Confirmed arm’s-length cash acquisition price (-20.9% off list). |
| May 12, 2026 | Relisted for Sale | $189,000 | $143 / sq. ft. | Current active listing price reflecting market appreciation & site updates. |
Key Valuation Takeaways
- The 2017 Basis: The current seller acquired the estate in July 2017 for $55,000 ($42/sq. ft.). At that price point, the acquisition was effectively a raw land purchase where the 7.74 acres and 450 feet of river frontage carried the bulk of the underlying value.
- The 2026 Repositioning: Re-entering the market in May 2026 at $189,000 represents a 243.6% nominal price increase over the 2017 basis. This appreciation reflects macro-level growth in North Country rural real estate, as well as capital improvements made to the grounds, including the riverside deck, firepit area, above-ground pool, and interior cosmetic upgrades.
- Underlying Land Equity: At $189,000, a buyer is acquiring nearly 8 acres of land with 450 feet of direct water frontage for roughly $24,400 per acre inclusive of a fully functional 1,320-square-foot home and utility infrastructure.
3. Comparative Market Analysis (CMA) – Franklin County Waterfront
To evaluate whether $189,000 represents fair market value, 180 Cemetery St must be benchmarked against similar acreage, waterfront, and camp listings in Dickinson Center, Malone, and broader Franklin County.
Regional Real Estate Benchmarks
- Raw Unimproved Land (Franklin County): Non-waterfront wooded acreage parcels (5 to 15 acres) trade between $2,500 and $4,500 per acre.
- Riverfront Land (Deer River / St. Regis River Corridors): Acreage with direct river frontage trades between $8,000 and $15,000 per acre, depending on river width, bank steepness, and road access.
- Turnkey Year-Round Homes on Water: Fully winterized residences with river frontage in northern Franklin County typically command $220,000 to $320,000 ($165 to $220/sq. ft.).
Unbundling the Asking Price
We can isolate the underlying value components of 180 Cemetery St to measure the residual cost of the house:
- Total Asking Price: $189,000
- Estimated Riverfront Land Value (7.74 Acres @ $12,000/Acre): $92,880
- Estimated Value of 450′ Deer River Frontage Infrastructure: $25,000
- Estimated Site Utilities Value (Well, Septic, 100A Electric, Softener): $20,000
- Total Estimated Non-Dwelling Asset Value:$137,880
Subtracting the non-dwelling assets ($137,880) from the asking price ($189,000) leaves an implied purchase cost of just $51,120 ($38.72/sq. ft.) for the 1,320-square-foot structure itself.
CMA Comparison Matrix
The table below compares 180 Cemetery St against active and recently closed comps in the surrounding regional market:
| Address / Property Type | Sale / List Price | Acreage | Water Frontage | Sq. Footage | Price / Sq. Ft. | Strategic Feature Comparison |
| 180 Cemetery St (Subject) | $189,000 | 7.74 | 450′ (Deer River) | 1,320 | $143 | 7.74 acres, 3-season camp, pool, large deck, loft. |
| Deer River Rd, Dickinson | $165,000 | 12.50 | 300′ (Deer River) | N/A (Raw) | N/A | Raw land parcel; no utilities, no home, steep bank. |
| State Route 11B, Dickinson | $149,900 | 2.10 | None | 1,150 | $130 | Small non-waterfront lot; older 2-story home needing rehab. |
| County Route 5, Moira | $215,000 | 5.00 | 200′ (Stream) | 1,400 | $154 | Year-round home; smaller water feature, updated HVAC. |
| River Rd, Malone | $249,000 | 3.20 | 350′ (Salmon River) | 1,500 | $166 | Turnkey year-round residence; double garage, central heat. |
4. Riverfront Hydrology, Land Topography & Site Analysis
The primary value driver for this parcel is its physical location along the Deer River. Understanding the hydrological characteristics and land envelope ensures informed property management and land-use planning.
Deer River Hydrology & Recreational Utility
The Deer River is a scenic North Country waterway known for its clean water, gravel beds, and abundant wildlife:
- Paddling & Boating: With 450 feet of direct shoreline, the property provides private access for launching canoes, kayaks, and paddleboards directly from the backyard deck.
- Trout Fishing Access: The Deer River is populated with brook trout and brown trout, making the 450-foot river frontage a private angling sanctuary.
- Water Frontage Quality: The shoreline features a gentle transition from the lawn and deck down to the water edge, allowing for easy water access compared to high-bluff riverfronts found elsewhere in the county.
Land Topography & Spatial Layout
- Total Parcel Envelope: The 7.74-acre lot features a mix of cleared, manicured lawn surrounding the primary residence, pool, and deck, transitioning into mature hardwoods and softwoods along the boundary lines.
- Privacy Envelope: Positioned along Cemetery Street, the 7.74 acres offer a natural tree buffer that isolates the home from neighboring parcels.
- Soil & Drainage: Situated along a river valley, the site features well-draining soils near the upper lawn where the slab foundation, well, and septic system are located.
5. Architectural Scoping & Interior Floor Plan Analysis
Built in 1989, 180 Cemetery St is a single-story ranch-style camp featuring a practical 1,320-square-foot footprint designed for summer and shoulder-season living.
Dimensional Space Allocation
The table below outlines the room dimensions and interior finishes across the living quarters:
| Room Designation | Level | Floor Area | Dimensions | Flooring & Architectural Features |
| Living Room | Main / Lower | 224 Sq. Ft. | 16′ x 14′ | Carpeted flooring, vaulted ceilings, bay window, sliding doors. |
| Primary Bedroom | Main / Lower | 160 Sq. Ft. | 16′ x 10′ | Laminate counters/vanity area, spacious closet storage. |
| Bedroom 2 | Main / Lower | 110 Sq. Ft. | 11′ x 10′ | Laminate counters, bright natural lighting, guest room. |
| Full Bathroom | Main / Lower | 132 Sq. Ft. | 12′ x 11′ | Linoleum flooring, full tub/shower, spacious layout. |
| Sleeping Loft | Upper Level | ~200+ Sq. Ft. | Flexible | Elevated loft space accessible via ladder/stairs; extra beds. |
| Riverside Deck | Exterior | ~400+ Sq. Ft. | Custom | Expansive wooden deck extending living space toward river. |
Architectural Highlights
- Vaulted Ceilings & Bay Windows: The main living area features high vaulted ceilings and a bay window that floods the space with natural light, creating an open, airy feel.
- Sliding Glass Doors: Direct access from the living area out onto the wooden deck integrates the indoor floor plan with the riverfront landscape.
- Slab Foundation Physics: Constructed on a solid concrete slab, the home avoids crawl space moisture and basement flooding risks a major advantage for riverfront properties.
6. Mechanical Systems & Year-Round Winterization CapEx Proforma
The property is currently classified as a 3-season camp. While fully functional from late spring through autumn, transforming the property into a year-round home or full-time rental asset requires a planned winterization upgrade.
Core Winterization Requirements
- Water Line Freeze Protection: In Franklin County, winter temperatures routinely drop below zero. The water supply line from the drilled well and the drainage lines beneath the slab must be insulated and equipped with electric heat-trace cables.
- HVAC Modernization: The home relies on basic electric baseboard heat with no central air conditioning. Installing a multi-zone ductless mini-split heat pump system (18,000 to 24,000 BTU) will provide energy-efficient winter heating down to -15°F and high-efficiency summer cooling.
- Supplemental Heating (Wood / Pellet Stove): Adding a freestanding wood-burning or pellet stove in the living room provides reliable, high-BTU backup heat during winter power outages.
- Electrical Service Upgrade: The current electrical panel is a 100-amp service. Upgrading to a 200-amp service panel is recommended to support heat pumps, an electric water heater, and future EV charging or hot tub installations.
- Insulation & Windows: Inspecting wall and attic insulation layers, sealing window frames, and adding insulated skirting around exposed slab edges will prevent heat loss.
Itemized Winterization CapEx Budget Proforma
The table below provides a detailed line-item budget estimate for converting 180 Cemetery St into a fully winterized, 4-season residence:
| Improvement Scope Item | Detailed Description of Work | Estimated Cost Range |
| Ductless Mini-Split HVAC | Install 3-zone high-efficiency heat pump system (Heat & A/C). | $7,500 – $11,000 |
| 200-Amp Electrical Panel Upgrade | Replace 100A panel with 200A main service panel & new breakers. | $3,500 – $5,500 |
| Wood / Pellet Stove Installation | Install masonry hearth pad, stainless chimney liner, & wood stove. | $4,500 – $7,000 |
| Well & Pipe Winterization | Heat-trace water lines, insulate well head, install thermal wrap. | $2,000 – $3,500 |
| Slab Skirting & Insulation | Install rigid foam insulation around slab perimeter & air-seal attic. | $3,500 – $6,000 |
| Bathroom & Plumbing Refresh | Update shower fixtures, vanity plumbing, and line insulation. | $2,500 – $4,500 |
| Deck Sealing & Pool Service | Stain/seal riverside deck, service pool pump/filter equipment. | $1,800 – $3,000 |
| Contingency Reserve (15%) | Buffer for unforeseen electrical, plumbing, or insulation needs. | $3,800 – $6,000 |
| Total Winterization CapEx | Complete 4-Season Conversion Budget | $29,100 – $46,500 |
7. Financial Proforma, Property Taxes & Carrying Costs
Predictable, low holding costs are essential for preserving cash flow during construction or seasonal holding periods.
Tax Assessment Breakdown
- Town/County Assessed Value: $131,310
- Annual Tax Bill (Town, County & School): $2,960 / year
- Monthly Tax Impact: $246.67 / month
Compared to neighboring counties in Upstate New York, a total property tax bill under $3,000 per year for nearly 8 acres of riverfront land represents a low tax overhead.
Monthly Holding Cost Proforma (During Seasonal Ownership)
Assuming a cash purchase or conventional financing during a seasonal holding window:
- Property Taxes: $247 / month
- Seasonal Homeowner Insurance: $115 / month
- Electric Utility Standby: $75 / month
- Total Fixed Monthly Carrying Cost:~$437 / Month
Holding 7.74 acres of riverfront land, a 1,320 sq. ft. home, an above-ground pool, and a custom deck for under $450 a month in fixed overhead makes this asset easy to land-bank or maintain as a personal retreat.
8. Strategic Investment Pathways & Business Models
180 Cemetery St supports three distinct business models depending on an investor’s capital, timeline, and risk profile:
Pathway A: The Seasonal “Paddling & Fishing” Short-Term Rental (Airbnb/VRBO)
Waterfront listings along the Adirondack periphery perform well on vacation rental platforms during the peak May-through-October window:
- Target Demographic: Anglers, kayakers, families, and outdoor enthusiasts seeking a private riverfront getaway.
- Marketing Focus: Highlight 450 feet of Deer River frontage, private canoe/kayak launch, above-ground pool, riverside deck, firepit, and sleeping capacity (2 beds + loft sleeps 6+ guests).
- Seasonal Revenue Projections:
- Peak Season (June – August): $225 / night @ 65% occupancy = $13,160
- Shoulder Season (May, Sept, Oct): $175 / night @ 45% occupancy = $7,245
- Gross Seasonal Revenue:$20,405
- Estimated Annual Operating Overhead: ($7,500)
- Projected Net Operating Income (NOI):~$12,905
Pathway B: Year-Round Conversion & Value-Add Resale (Fix & Flip)
- Execution: Acquire the property for $189,000 (or negotiated lower price). Execute the $35,000 winterization CapEx plan (200A panel, mini-splits, wood stove, insulated water lines).
- Total All-In Cost Basis: ~$228,000 (Purchase + Rehab + Holding).
- Target After-Repair Value (ARV):$265,000 – $285,000.
- Value Proposition: Market the property as a year-round, 4-season riverfront homestead with 7.74 acres, appealing to remote workers and full-time buyers seeking North Country privacy.
Pathway C: Long-Term Land Banking & Family Compound
- Execution: Maintain the property as a low-cost seasonal family camp while holding the 7.74 acres of riverfront land as a long-term hedge against inflation.
- Financial Advantage: With annual property taxes of just $2,960 ($247/month), the asset carries minimal holding friction while land values along freshwater corridors continue to appreciate across New York State.
9. Comprehensive Due Diligence Checklist for Buyers
Before completing a transaction on a riverfront property, buyers should complete the following due diligence protocols:
| Due Diligence Item | Target Execution Task | Strategic Risk Mitigation Goal |
| NYS DEC River Buffer Review | Review NYS Department of Environmental Conservation rules | Confirm building setback rules for future deck/structure additions near Deer River. |
| Flood Zone & Elevation Survey | Check FEMA flood maps & order an elevation certificate | Determine if the house footprint sits outside the 100-year flood zone. |
| Septic System Dye Test | Perform a septic dye test & tank pumping inspection | Verify septic tank integrity and leach field drainage near river soils. |
| Well Water Quality & Flow Test | Test flow rate (GPM) and test for coliform/minerals | Confirm water output and verify water softener system performance. |
| Structural Slab Inspection | Inspect concrete slab for cracking or settling | Verify structural integrity of the 1989 slab foundation. |
| Pool System Inspection | Test pump, liner, and filtration equipment | Confirm above-ground pool equipment operates properly. |
10. Pros vs. Cons Analysis
To provide a balanced, objective evaluation, the table below summarizes the core investment advantages and operational challenges associated with 180 Cemetery St:
| Strategic Advantages (Pros) | Risks & Operational Challenges (Cons) |
| Substantial Water Frontage: 450 feet of direct, accessible Deer River access. | 3-Season Classification: Uninsulated water lines require CapEx for winter use. |
| Generous Acreage: 7.74 acres provides total privacy and timber buffer. | 100-Amp Electric Service: Panel upgrade required for modern high-draw HVAC. |
| Turnkey Seasonal Amenities: Riverside deck, firepit, and above-ground pool. | Electric Baseboard Heat: Current heating setup is inefficient for winter. |
| Low Property Taxes: Only $2,960 / year ($247 / month) annual tax bill. | No Basement / Crawl Space: Slab foundation limits under-floor utility routing. |
| Functional Floor Plan: 1,320 sq. ft. including 2 bedrooms and a sleeping loft. | Rural Location: Requires vehicle transport to major shopping hubs (Malone/Potsdam). |
11. Final Investment Verdict & Strategy
The Final Real Estate Verdict: A HIGH-CONVICTION BUY FOR SEASONAL RENTAL OPERATORS, OUTDOOR ENTHUSIASTS, AND LAND BANKERS.
180 Cemetery St in Dickinson Center, NY, offers a compelling combination of water frontage, acreage, and existing residential infrastructure in the North Country market. At an asking price of $189,000, a buyer is acquiring nearly 8 acres of land and 450 feet of direct Deer River frontage for less than the cost of raw, un-serviced waterfront lots in neighboring Adirondack towns.
For an investor seeking a seasonal short-term rental lodge or a buyer looking to execute a $35,000 winterization upgrade to create a year-round riverfront retreat, the asset provides strong equity potential. Backed by low fixed taxes of just $247 per month, 180 Cemetery St stands out as an exceptional waterfront value opportunity in Franklin County.
Listed on Zillow