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    The Largest CRE Database in the US with Over 1 Million Listings

    6122 Mutton Hollow Rd Great Valley, NY 14741

    Sponsored
    For Sale
    $1,750,000

    LAND - Other - Great Valley, NY

    Property size:
    2,072 SF
    Lot size:
    178.00 Acres
    Days on Market:
    41
    Last Refresh:
    Jan 26 at 11:06 am

    Property Features for 6122 Mutton Hollow Rd

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    Vegetation
    Wooded
    APN
    044400-065-001-0001-024-001-0000
    Parking features
    Garage
    Patio and Porch features
    Patio, Porch
    Interior features
    CeilingFans, EatInKitchen, SeparateFormalLivingRoom, NaturalWoodwork
    Exterior features
    DirtDriveway, Patio
    Fireplace
    1
    Appliances
    GasWaterHeater
    Size
    2,072 SF
    Lot size
    178.00 Acres

    Utilities

    Sewer type
    Septic Tank
    Heating system
    Natural Gas
    Water source
    Well
    Water front features
    Stream, River Access
    Water front
    1

    Building Details

    Year built
    1880
    Floors in Building
    2
    Flooring type
    Vinyl, Varies, Carpet
    Building materials
    AluminumSiding, Frame, VinylSiding
    Roof type
    Metal
    Architectural style
    Other
    Additional Structures
    Garage(s)

    We can help!

    Listing Contact
    Tina J Dillon
    Tina J Dillon

    Keller Williams Realty Lancaster (585) 303-7450

    Listing agent Tina J Dillon (716) 324-2300 License #40DI0668381

    Listing date Dec 17, 2025

    MLS# B1546807 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

    Expansive Land Near Ellicottville

    This expansive 178-acre property, located just 6 miles south of Ellicottville, offers a combination of open and wooded land suitable for various uses, including agricultural pursuits and residential development. The property spans both sides of Mutton Hollow and includes 81 acres on one side, offering ample space for farming, recreation, or development. Across the road, the land expands to 96 acres, featuring a creek and approximately 40 acres of timber, presenting potential for forestry management or timber harvesting. An older farmhouse with 3+ bedrooms and 1 bath is located on the property, which could serve as a primary residence, a renovation project, or a rental property. A large barn provides storage or agricultural space, and a garage/workshop area offers additional functionality. The property includes a plot plan for 15 individual lots, making it a candidate for residential development. Located near Holiday Valley Golf & Ski Resort, Adventure Park, and Holimont Ski Resort, this property offers both rural living and access to local amenities.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Farms

    Suggested Use

    Restaurant Realty agency Building Supply Auto Repair Shop Hotel & Motel Department Store Food Market Bar & Pub Furniture Store Pawn Shop

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

    Location Insight

    • Map
    • Local Demand
    City
    Great Valley
    County
    Cattaraugus
    State
    New York
    Longitude
    -78.64372
    Latitude
    42.215595

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    FAQs

    What type of property is this?
    Farm - 178 acres of versatile land with farmhouse near Ellicottville.
    Where is this farm located?
    The property is located at 6122 Mutton Hollow Rd Great Valley, NY.
    What is the asking price?
    The asking price for this property is $1,750,000.
    What are key features of this property?
    This property features: - Expansive 178 acres of open and wooded land suitable for various uses.; - Prime location just 6 miles south of Ellicottville and close to Holiday Valley and Holimont Ski Resorts.; - Includes an older farmhouse (3+ bedrooms, 1 bath) suitable for primary residence, renovation, or rental income.
    (716) 474-5646
    Request Owner's contact information
    6122 Mutton Hollow Rd Great Valley, NY 14741
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    Great Valley, NY 14741
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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
    6122 Mutton Hollow Rd Great Valley, NY 14741
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    We can help!
    Listing Contact
    Tina J Dillon
    Tina J Dillon
    Real Estate License ID: 40DI0668381
    (716) 474-5646
    Learn more
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