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    1-8 Ct St Portville, NY 14770

    Sponsored
    For Sale
    $250,000

    MULTI_FAMILY - Portville, NY

    Property size:
    1,104 SF
    Lot size:
    0.73 Acres
    Days on Market:
    16
    Last Refresh:
    Feb 4 at 2:06 am

    Property Features for 1-8 Ct St

    General Information

    Special listing conditions
    Standard
    Property type
    Residential Multi Family
    Property subtype
    Other
    TransactionType
    Standard
    Standard status
    Active
    Rooms
    Bedroom 6, Bedroom 1, Bedroom 4, Bedroom 3, Bedroom 8, Bedroom 2, Bedroom 7, Bedroom 5
    Bedrooms
    8
    APN
    104.065-2-13
    Parking features
    Driveway
    Exterior features
    GravelDriveway
    Appliances
    ElectricWaterHeater, GasWaterHeater, Refrigerator
    Size
    1,104 SF
    Lot size
    0.73 Acres

    Utilities

    Heating system
    Natural Gas, Forced Air, Space Heater
    Water source
    Public

    Building Details

    Year built
    1945
    Floors in Building
    1
    Number of units
    8
    Flooring type
    Vinyl, Carpet, Varies
    Building materials
    WoodSiding
    Roof type
    Metal

    We can help!

    Listing Contact
    Nicole Roche

    Howard Hanna Holt Real Estate (716) 269-4208

    Listing agent Nicole Roche (716) 372-1155 License #10401395789

    Listing date Jan 20, 2026

    MLS# R1649554 Listing URL

    Copyright © 2026 New York State Alliance of MLSs, LLC. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Overview

    Well-Maintained 8-Unit Apartment Complex

    Located on a quiet dead-end street, this well-maintained 8-unit apartment complex offers income potential in a peaceful residential setting. The property includes four duplex buildings, each featuring a matching layout with 2 bedrooms and 1 full bath per unit. Units 1-6 each have an attached garage, while Units 7 and 8 share a detached two-bay garage. All four buildings have been updated with new metal roofs and new water meters. Recent updates include new gravel in the driveways and turnaround area. Interior improvements feature Unit 3 with new flooring, doors, paneling, kitchen tile backsplash, shower, vanity, toilet, bedroom ceilings, and trim; Unit 5, 6, and 7 with new flooring; Unit 7 also includes a new laundry room; and Unit 8 with a new toilet and other updates. The property is situated on a 0.73-acre lot. Currently, 7 of the 8 units are occupied, generating a total monthly income of $4,450, with room to increase returns when fully rented. The property is located in Portville, NY, with a total building size of 1104 square feet. Water and sewer are included in the rent. This property is ideal for investors seeking stable cash flow and long-term value.
    Location Intelligence

    Current Use by Public Records

    Apartment buildings

    Map

    City
    Portville
    County
    Cattaraugus
    State
    New York
    Longitude
    -78.335097
    Latitude
    42.035854

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    FAQs

    What type of property is this?
    Apartment building - Investment opportunity: 8-unit apartment complex with income potential.
    Where is this apartment building located?
    The property is located at 1-8 Ct St Portville, NY.
    What is the asking price?
    The asking price for this property is $250,000.
    What are key features of this property?
    This property features: - Strong income potential: 7 of 8 units occupied, generating $4,450 monthly.; - Low-maintenance property with new metal roofs and water meters.; - Each unit features 2 bedrooms and 1 full bath.
    (724) 953-6911
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    1-8 Ct St Portville, NY 14770
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    1-8 Ct St Portville, NY 14770
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    We can help!
    Listing Contact
    Nicole Roche
    Real Estate License ID: 10401395789
    (724) 953-6911
    Learn more
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