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    50 Acres of Versatile Land Title is generated by Realmo AI

    6610 Thomas Corners Road, West Valley, NY 14171

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    Claim this Listing
    Pending
    $249,900

    LAND - West Valley, NY

    Lot size:
    50.00 Acres
    Added:
    Sep 11, 2025
    Days on Market:
    253
    Last Refresh:
    May 21 at 1:06 pm

    Property Features for 6610 Thomas Corners Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Vegetation
    Wooded
    Exterior features
    GravelDriveway
    Standard status
    Pending
    APN
    042200-010-000-0002-001-002-0000
    Lot size
    50.00 Acres

    Taxes and HOA fees

    Tax Annual Amount
    2006

    We can help!

    Listing Contact
    Travis Thurston

    Listing agent Travis Thurston License #10301222583

    Listing office Landquest Inc. 3 W Main St., Dryden, NY

    Listing date Sep 11, 2025

    MLS# S1637518 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.

    HighLights

    • 1.50 acres of secluded land featuring tillable land, hunting land, and a building lot.
    • Borders Cattaraugus Creek, offering excellent trout and steelhead fishing opportunities.
    • Income potential from 22 acres of leased tillable land ($100/acre).
    • Includes a building lot with approved septic and spring water, suitable for a dream home.
    • Prime hunting land for whitetail deer and turkey.
    • Conveniently located near Springville, Arcade, Ellicottville, and within driving distance to Buffalo, Rochester and Erie PA.

    Overview

    This 50-acre property in West Valley, Cattaraugus County, NY, offers a combination of tillable land, hunting grounds, and a building lot. The acreage is described as secluded and pristine, with level terrain suitable for access by foot or ATV. The wooded areas contain hardwoods with trails throughout. Tillable land, currently farmed, comprises 22 acres and is leased for $100 per acre without a contract. Half of the property borders Cattaraugus Creek, which is known for brown trout, rainbow trout, and steelhead. A single-wide trailer with a county-approved septic system and a running spring for water is included. The property is suitable for building a home overlooking the creek and countryside. It is also suitable for hunting whitetail deer and turkey. Annual taxes are $2,005.58, including school, town, and county. All rights convey with the property. The property is located 6 minutes from Springville NY, 23 minutes from Arcade NY and Ellicottville NY, 39 minutes from Buffalo NY, 1 hour 30 minutes from Rochester NY, and 1 hour 40 minutes from Erie PA. A 94-acre farm next door, part of the same estate, is also available.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Hunting land

    Suggested Use

    Auto Repair Shop Bar & Pub Garden Center

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

    Location Insight

    • Map
    • Local Demand
    City
    West Valley
    County
    Cattaraugus
    State
    New York
    Longitude
    -78.662926
    Latitude
    42.48052

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    FAQs

    What type of property is this?
    Agricultural land / Farmland - 50 acres featuring tillable land, hunting, and building potential.
    Where is this agricultural land / farmland located?
    The property is located at 6610 Thomas Corners Road West Valley, NY.
    What is the asking price?
    The asking price for this property is $249,900.
    What are key features of this property?
    This property features: 1.50 acres of secluded land featuring tillable land, hunting land, and a building lot.; Borders Cattaraugus Creek, offering excellent trout and steelhead fishing opportunities.; Income potential from 22 acres of leased tillable land ($100/acre).
    (585) 386-9413
    We can help!
    Listing Contact
    Travis Thurston
    Real Estate License ID: 10301222583
    Learn More
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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.

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