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    2175 Cemetery Hill Rd Franklinville, NY 14737

    View on Map
    Sponsored
    For Sale
    $199,900

    LAND - Other - Franklinville, NY

    Property size:
    1,012 SF
    Lot size:
    5.00 Acres
    Days on Market:
    2
    Last Refresh:
    Mar 10 at 12:06 am

    Property Features for 2175 Cemetery Hill Rd

    General Information

    Special listing conditions
    Standard
    Property type
    Land
    Property subtype
    Other
    TransactionType
    Standard
    Standard status
    Active
    Vegetation
    Wooded
    Rooms
    Basement
    APN
    044089-040-004-0001-018-002-0000
    Parking features
    Driveway
    Patio and Porch features
    Deck
    Interior features
    CeilingFans, LivingDiningRoom
    Exterior features
    Deck, GravelDriveway
    Fireplace
    1
    Appliances
    Refrigerator
    Size
    1,012 SF
    Lot size
    5.00 Acres

    Utilities

    Sewer type
    Septic Tank
    Water source
    Well

    Building Details

    Year built
    1970
    Floors in Building
    1
    Flooring type
    Varies, Carpet, Vinyl
    Building materials
    AluminumSiding, Frame
    Roof type
    Metal
    Architectural style
    Other
    Additional Structures
    Barn(s)

    We can help!

    Listing Contact
    Travis Thurston

    NY Land Quest, LLC (607) 280-5770

    Listing agent Travis Thurston (607) 844-9690 License #10301222583

    Listing date Mar 9, 2026

    MLS# S1665805 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

    Property Insight Report

    Overview

    Renovated Cabin with Barn and Pond

    Located in Franklinville, NY, this property features a renovated ranch-style cabin, a barn, and a pond on 5 acres. The 1,012 sq ft cabin includes a living-dining room area with a sliding glass door leading to a wrap-around deck overlooking the pond. The kitchen area is equipped with new, unused appliances. The cabin has a large master bedroom and a full bathroom. It sits on a block basement foundation, accessible from both inside and outside, which can be used as additional living space. A new mini-split system provides heat, supplemented by baseboard electric heat. The cabin is sealed with a new metal roof and metal siding. Adjacent to the cabin is a large barn suitable for storage and use as a workshop. Metal is available on site for the new owner to complete a new roof on the barn. The property includes a large spring-fed, stocked pond for fishing. A small creek runs behind the pond to the road. The property is located approximately 2 minutes from downtown Franklinville, 15 minutes from Rushford Lake, 20 minutes from Ellicottville NY and Holiday Valley for skiing, 24 minutes from Arcade NY, 28 minutes from Olean NY, and 1 hour from Buffalo NY. The annual taxes are $2,378.04. All rights convey. The seller would consider selling an additional 31 adjoining acres for the right price.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Ranches

    Suggested Use

    Hotel & Motel Bed & Breakfast Pet Store

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Franklinville
    County
    Cattaraugus
    State
    New York
    Longitude
    -78.428779
    Latitude
    42.337432

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    FAQs

    What type of property is this?
    Ranch - Renovated cabin with barn and stocked pond on 5 acres.
    Where is this ranch located?
    The property is located at 2175 Cemetery Hill Rd Franklinville, NY.
    What is the asking price?
    The asking price for this property is $199,900.
    What are key features of this property?
    This property features: - Completely renovated cabin with new metal roof and siding, offering ultimate privacy on 5 acres with a pond.; - Large, spring-fed, stocked pond perfect for fishing.; - Includes a large barn suitable for storage or a workshop, with metal on site for a new roof.
    (585) 386-9413
    Request Owner's contact information
    2175 Cemetery Hill Rd Franklinville, NY 14737
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    Franklinville, NY 14737
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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
    2175 Cemetery Hill Rd Franklinville, NY 14737
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    We can help!
    Listing Contact
    Travis Thurston
    Real Estate License ID: 10301222583
    (585) 386-9413 (607) 844-9690
    Learn more
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