3 beds 2 baths 2,271 sqft

Affordable Whitehall New York Fixer-Upper With 2,271 Square Feet and Renovation Potential

A $25,000 property with three bedrooms, two bathrooms, more than 2,200 square feet of interior space, and a traditional Colonial design can attract immediate attention from renovation-minded buyers. Located in Whitehall, New York, this property presents a very different opportunity from a conventional move-in-ready home. The residence was built in 1930 and is currently described as a fixer, with demolition already started inside the house.

The listing emphasizes that some of the difficult early demolition work has already been completed, potentially giving a future owner a cleaner starting point for a renovation or complete interior reconfiguration. With approximately 2,271 square feet of livable space on a 0.26-acre lot, the property offers a substantial amount of interior area relative to its $25,000 asking price.

This is the kind of real estate opportunity that may appeal to investors, contractors, experienced renovators, house flippers, or buyers who want to create a home according to their own vision. Instead of purchasing a finished house and accepting someone else’s design choices, a buyer may have the opportunity to rethink the interior from the ground up.

At the same time, this property should be approached as a serious renovation project. The listing identifies the home as a fixer and notes that demolition has already begun. Heating and cooling are not listed, appliances are not included, and the existing condition of the property should be carefully evaluated before any purchase decision.

A $25,000 Entry Point for a Major Renovation

The $25,000 asking price is the first detail likely to catch the attention of real estate investors.

At approximately 2,271 square feet, the listed price works out to roughly $11 per square foot. That number is exceptionally low compared with the price per square foot typically associated with completed residential properties, but it should not be interpreted as the property’s total cost.

A renovation project requires much more than the purchase price.

Depending on the actual condition of the structure, a future owner could need to budget for electrical work, plumbing, heating, cooling, insulation, drywall, flooring, kitchens, bathrooms, windows, doors, painting, roofing, structural repairs, and other construction expenses.

The property’s low acquisition price can potentially leave room for a substantial renovation budget, but whether the project makes financial sense depends on local comparable sales, construction costs, financing, holding expenses, insurance, taxes, and the property’s eventual market value.

For an experienced buyer, the low purchase price can create an opportunity to control the renovation process. For an inexperienced buyer, however, the same property could become considerably more expensive than expected.

A 1930 Colonial With Character

The home was built in 1930 and is identified as a Colonial-style residence.

Older Colonial homes can offer architectural proportions and traditional layouts that differ from modern construction. Even when a property requires extensive work, its underlying structure and room arrangement may provide a useful foundation for a renovation.

The exterior is described as having wood siding with a shingle and asphalt roof.

Because the property is nearly a century old, a thorough inspection is especially important. Buyers should investigate the foundation, framing, roof structure, exterior walls, windows, doors, drainage, moisture exposure, and other components before deciding how much of the existing structure can reasonably be preserved.

A renovation project becomes significantly more manageable when the major structural elements are sound.

2,271 Square Feet of Interior Space

One of the property’s strongest features is its size.

The listing reports approximately 2,271 square feet of total structure area and 2,271 square feet of livable interior area. All of the listed finished area is above ground.

That amount of space gives a renovation-minded buyer considerable flexibility.

Rather than working with a very small structure, the future owner has a substantial footprint that could potentially accommodate multiple living areas, bedrooms, bathrooms, a larger kitchen, office space, storage, or other rooms depending on the existing structure and applicable building requirements.

The exact final floor plan would depend on what remains after demolition and what the buyer decides to preserve.

Because the listing indicates that demolition has already started, prospective buyers should determine exactly which areas have been removed and whether any structural components were affected.

Three Bedrooms on the Second Floor

The property is listed with three bedrooms, all located on the second floor.

A second-floor bedroom arrangement is consistent with the traditional Colonial-style design and can provide separation between sleeping areas and the main living spaces.

For a future renovation, the three-bedroom configuration could potentially remain intact, or the layout could be redesigned if the structure and local requirements allow.

The listing does not provide individual bedroom dimensions, so buyers should verify the room sizes and existing layout before planning furniture placement or renovation details.

Bedroom renovations should also account for modern requirements related to windows, emergency egress, electrical outlets, smoke and carbon monoxide detection, insulation, heating, and other building standards.

Two Bathrooms

The property includes two bathrooms, consisting of one full bathroom and one half bathroom.

Having two bathrooms in a three-bedroom home can be a practical advantage for future occupants.

The full bathroom could serve the bedrooms and household, while the half bathroom could provide convenient access for guests and daily activities on the main level.

Because the property is being sold as a fixer, buyers should not assume that the existing bathroom fixtures or plumbing are ready for use. Plumbing condition, drain lines, supply lines, water pressure, ventilation, moisture damage, and subfloor conditions should be professionally evaluated.

If the interior has already undergone demolition, the buyer should determine whether bathroom areas have been partially removed and what infrastructure remains.

Living Room and Dining Room

The listing identifies both a living room and dining room on the first floor.

These spaces can provide a traditional arrangement for entertaining and everyday living.

A formal dining room can be particularly attractive in a Colonial-style property because it complements the traditional character of the architecture. At the same time, today’s homeowners may prefer a more open arrangement between the kitchen, dining area, and living room.

The renovation process could potentially provide an opportunity to reconsider how these rooms connect.

However, removing walls or changing room configurations should never be assumed to be simple. Some walls may be load-bearing or contain plumbing, electrical wiring, ductwork, or other critical infrastructure.

A qualified contractor or structural professional should evaluate any proposed changes.

Kitchen on the First Floor

The kitchen is located on the first floor.

The listing does not identify any included appliances, so buyers should plan the renovation budget on the assumption that a new appliance package may be necessary unless otherwise confirmed.

A complete kitchen renovation can become one of the largest expenses in a residential remodeling project.

Depending on the buyer’s goals, the kitchen could potentially include new cabinets, countertops, sink fixtures, lighting, flooring, appliances, ventilation, and modern electrical service.

The existing kitchen configuration should be evaluated before deciding whether to preserve or replace it.

For an investment renovation, the objective should generally be to create a durable and attractive kitchen appropriate for the local market rather than over-improving beyond what comparable properties support.

Demolition Has Already Started

The listing’s most important renovation detail may be that demolition has already begun.

Demolition is often one of the first stages of a major renovation, particularly when an older property requires extensive updating.

A partially demolished home can offer advantages because some labor has already been completed. It can also present risks if previous work was performed without proper planning or if structural elements were removed without professional oversight.

A buyer should document exactly what has been demolished.

Important questions include whether walls were removed, whether flooring was taken out, whether ceilings were opened, whether electrical or plumbing systems were exposed, and whether any structural components were altered.

Before proceeding, a qualified professional should evaluate the current condition and determine whether any corrective work is required.

A Potential Clean Slate

The listing describes the property as a potential “clean slate” after additional demolition.

That concept can be appealing to experienced renovators.

A clean interior can allow a buyer to reconsider room layouts, finishes, electrical outlets, lighting, plumbing locations, insulation, flooring, and other elements without having to work around outdated finishes.

This can be especially valuable in a 1930 home where the original floor plan may not match modern household preferences.

A buyer could potentially create a more functional kitchen, improve bathroom access, establish dedicated laundry space, add storage, or design better connections between living areas.

Every change would need to be evaluated against the structure, budget, building codes, and applicable permits.

No Heating Listed

The property does not list a heating system.

This is a major consideration, especially for a New York property.

A future owner should determine whether a heating system currently exists but was simply not included in the listing information, whether it has been removed during demolition, or whether a new system will be necessary.

Heating is likely to represent a significant component of the renovation budget if the property does not currently have a functioning system.

Potential future options could include forced-air systems, boilers, heat pumps, electric systems, or other technologies depending on the building design and local availability.

The correct system should be determined by qualified HVAC professionals based on the property’s size, insulation, layout, energy requirements, and renovation goals.

No Cooling Listed

Cooling is also not listed.

While cooling may be less critical than heating in a northern climate, modern buyers often value reliable air conditioning.

If the property is renovated, a buyer could investigate central air conditioning, ductless mini-split systems, or heat-pump technology.

Energy efficiency should be considered alongside comfort. Improving insulation, air sealing, windows, and doors can influence the required capacity and operating costs of future HVAC equipment.

Public Water and Public Sewer

The listing indicates that the property is connected to public water and public sewer.

This can simplify certain aspects of property ownership compared with homes dependent on private wells and septic systems.

However, the actual condition and status of the connections should still be verified.

A renovation may require changes to plumbing lines, water service, sewer connections, fixtures, and drainage.

If demolition has exposed plumbing infrastructure, the buyer should have it inspected before rebuilding walls and floors.

Partial Unfinished Basement

The property has a partial unfinished basement with interior entry.

Basements can provide useful mechanical, storage, utility, and future workspace.

In a renovation project, the basement should be inspected for moisture, drainage, foundation conditions, mold, structural concerns, and utility access.

An unfinished basement can sometimes become a useful storage area after renovation, although finishing it would involve additional expenses and must comply with applicable building requirements.

The basement may also provide access to plumbing or other systems that could be important during renovation.

One-Car Garage and Two Parking Spaces

The property offers two total parking spaces, with a garage identified as part of the parking configuration.

For a residential property, off-street parking can be a practical advantage.

The garage could provide covered parking, storage, workshop space, or a combination of uses depending on its condition and local requirements.

A renovation-minded buyer should inspect the garage structure, roof, doors, foundation, electrical service, and drainage.

If the garage is in usable condition, it may be especially valuable to a contractor or investor who needs a secure location for tools and materials during the renovation.

Porch and Outdoor Space

The property includes a porch and sits on approximately 0.26 acres.

The lot is not large by rural standards, but it provides an outdoor component to the residence while keeping the property relatively manageable.

A porch can enhance the character of an older Colonial home and provide an outdoor sitting area once the property has been renovated.

Depending on its current condition, the porch may need repairs, resurfacing, painting, or structural work.

The landscaping could also be redesigned as part of the renovation, potentially improving curb appeal without requiring an excessively large maintenance commitment.

Residential Zoning

The property is identified with a Single Residence zoning description.

Residential zoning can support the property’s primary intended use as a home, but buyers should verify all zoning requirements directly with the appropriate municipal authorities.

This is especially important for a renovation project because changes to the building, additions, accessory structures, parking, setbacks, occupancy, or other uses may require approval.

Buyers should also verify whether the current structure is legally recognized as a three-bedroom, two-bath residence and whether any renovations require permits or certificates of occupancy.

No Homeowners Association

The property does not have an HOA listed.

For some buyers, this is a positive feature because there are no monthly association dues or private HOA rules identified in the listing.

The absence of an HOA can provide more freedom in exterior improvements, landscaping, paint choices, fencing, and other decisions, subject to local regulations.

However, municipal rules and zoning requirements still apply.

Investment and House-Flipping Potential

The property may naturally attract real estate investors because of its $25,000 asking price and substantial square footage.

House flippers may evaluate the opportunity by estimating the property’s potential after renovation and comparing that figure with the acquisition price and total project costs.

A basic investment analysis should include:

• Purchase price
• Closing costs
• Legal and title expenses
• Inspection costs
• Demolition
• Construction labor
• Building materials
• HVAC installation
• Electrical work
• Plumbing
• Kitchen renovation
• Bathroom renovation
• Flooring
• Windows and doors
• Roofing
• Exterior repairs
• Insurance
• Property taxes
• Utilities
• Financing costs
• Holding period
• Final selling expenses

Only after these costs are estimated can an investor determine whether the project makes financial sense.

Potential for a Custom Home

Not every buyer will approach this property as a flip.

Someone looking for an affordable way to create a customized residence may prefer to renovate the home for personal use.

The advantage of buying a fixer is that the finished property can reflect the owner’s preferences.

Instead of accepting a finished kitchen, bathroom, flooring package, or paint scheme, the buyer can select materials and finishes according to personal needs and budget.

The large 2,271-square-foot footprint provides considerable room to create a comfortable family residence.

A Project for Experienced Buyers

This property is most likely to appeal to someone comfortable with construction, renovation management, or property development.

An experienced buyer can understand the importance of obtaining estimates before committing to a project.

They may also have established relationships with contractors, electricians, plumbers, HVAC professionals, roofers, and other trades.

For a first-time investor, professional guidance becomes even more important.

A renovation project can quickly become expensive when hidden structural or mechanical problems are discovered.

Due Diligence Is Essential

The property should be treated as a major renovation rather than a simple cosmetic fixer.

Before purchasing, buyers should conduct a comprehensive inspection and determine the condition of the foundation, roof, framing, exterior walls, windows, plumbing, electrical system, heating, cooling, insulation, basement, garage, and drainage.

Because demolition has already started, buyers should also investigate the history and scope of that work.

It is important to know whether permits were required and whether previous work was performed in accordance with applicable requirements.

A qualified local contractor can provide an initial renovation assessment and help estimate the cost of returning the property to a safe and functional condition.

Understanding the Financial Side

A $25,000 purchase price can look attractive, but buyers should avoid focusing exclusively on the acquisition cost.

The true investment is the total amount required to complete the project.

For example, a property that costs $25,000 but requires hundreds of thousands of dollars in repairs could have a very different financial profile from a property requiring a moderate renovation.

Conversely, if the structure is fundamentally sound and the renovation can be managed efficiently, the low acquisition price could provide a useful starting point.

Comparable sales in Whitehall and the surrounding market should be reviewed before establishing an expected after-repair value.

Who Might Consider This Property?

Several buyer profiles may find the opportunity worth investigating.

Renovation Investors

Investors with experience managing construction could evaluate the property for a resale strategy.

Contractors

A contractor may appreciate the opportunity to purchase a project where demolition has already begun.

Experienced DIY Buyers

Someone with significant renovation experience may see an opportunity to perform portions of the work personally, potentially reducing labor costs.

Custom-Home Buyers

A buyer who wants a customized home could use the existing structure as a starting point rather than purchasing a finished property.

Long-Term Landlords

A landlord could investigate whether the completed property would fit the local rental market, although rental economics should be based on verified local rents and realistic renovation costs.

Property Facts at a Glance

• Asking price: $25,000
• Location: Whitehall, New York
• Property type: Single-family residence
• Architectural style: Colonial
• Year built: 1930
• Bedrooms: 3
• Bathrooms: 2
• Full bathrooms: 1
• Half bathrooms: 1
• Living area: Approximately 2,271 square feet
• Total structure area: Approximately 2,271 square feet
• Lot size: Approximately 0.26 acres
• Stories: 2
• Primary living areas: Living room, dining room, kitchen
• Basement: Partial and unfinished
• Heating: None listed
• Cooling: None listed
• Appliances: None included according to listing
• Water: Public
• Sewer: Public
• Parking: 2 spaces
• Garage: 1 space
• Exterior: Wood siding
• Roof: Shingle/asphalt
• Foundation: Not specified in the provided listing facts
• Porch: Yes
• Zoning: Single Residence
• HOA: None
• Annual property tax: Approximately $2,057
• Tax assessed value: Approximately $105,700
• Listing terms: Cash
• Property condition: Fixer
• Renovation status: Demolition has started

Final Thoughts

This Whitehall, New York property represents a very different kind of real estate opportunity from a typical $25,000 home.

The attraction is not that the residence is move-in ready. It is not presented that way. Instead, the opportunity lies in the combination of a very low asking price, approximately 2,271 square feet of interior space, three bedrooms, two bathrooms, a traditional Colonial design, a 0.26-acre lot, public utilities, a garage, and a renovation process that has already begun.

For the right buyer, the existing structure could provide a foundation for an ambitious transformation.

The fact that demolition has already started may allow an experienced renovator to move more quickly toward rebuilding the interior. At the same time, it means buyers need to understand exactly what work has already been performed and whether additional demolition is safe and appropriate.

The property’s 1930 construction gives it traditional character, while the large interior footprint creates significant flexibility for a future layout.

A buyer could potentially envision a modern kitchen, updated bathrooms, comfortable bedrooms, improved living spaces, modern mechanical systems, efficient insulation, updated flooring, and refreshed exterior features.

But none of those improvements should be assumed to be inexpensive.

The property should be evaluated using a complete renovation budget rather than the $25,000 asking price alone. Investors should compare the projected total investment against realistic comparable sales and market demand. Owner-occupants should consider whether the project timeline and construction requirements fit their resources.

Most importantly, professional inspections and local due diligence should come before any major financial commitment.

The property is being sold in standard condition terms, but its “fixer” designation and active demolition mean the buyer should understand the physical condition before proceeding. Heating and cooling are not listed, appliances are not included, and the condition of major systems needs to be verified.

For an experienced renovator who understands construction costs and wants a substantial project with a low acquisition price, this Whitehall property could be an intriguing opportunity.

It is a property where the final result could look dramatically different from the starting point.

Rather than buying someone else’s finished vision, the future owner may have the chance to create an entirely new interior concept within an older Colonial structure. That potential for customization is likely to be one of the property’s strongest selling points.

As with any distressed or heavily renovated property, buyers should independently verify all listing information, property condition, zoning, permits, utilities, taxes, structural integrity, and projected renovation costs before purchasing. Real estate investment decisions should be based on professional inspections, current market data, contractor estimates, and the buyer’s own financial circumstances.

 

 

Listed on Zillow