00 County Rte, Gouverneur, NY 13642

The property has approximately 1,430 feet of frontage along both sides of Sand Road, a town-maintained road with year-round maintenance and electric power available at the northwest corner of the frontage. County Route 24 is approximately 1,500 feet from this boundary, providing straightforward connectivity to the broader road network. The land along the northern side of Sand Road is level and well-drained, well-suited for residential development with minimal site work required. River access is gained from a forestry clearing on the south side of Sand Road, where an existing woods trail runs approximately 2,200 feet downhill in a southerly direction to the river frontage. The trail follows a narrow valley through steep terrain and would require conversion to a permanent driveway before a riverfront homesite could be developed, a meaningful but straightforward improvement given the quality of what lies at the bottom. The property holds nearly 2,500 feet of frontage along a slow, deep-running section of the West Branch of the Oswegatchie River. The southern end of the river frontage transitions to rapids and sits within view of a waterfall on the adjacent property. Terrain near Sand Road is level to gently sloping over generally deep, sandy soils. The forest is dominated by high-quality white pine averaging 19.5 inches in diameter, mature, well-formed trees that give the land an exceptional aesthetic character and carry an estimated net timber value of approximately $90,000.