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    9240 Hoyett Road unit 17 Cuba, NY 14727

    View on Map
    For Sale
    $119,900

    LAND - Cottage - Cuba, NY

    Property size:
    508 SF
    Lot size:
    3.40 Acres
    Added:
    Aug 29, 2025
    Days on Market:
    216
    Last Refresh:
    Apr 1 at 3:06 am

    Property Features for 9240 Hoyett Road unit 17

    General Information

    Property type
    Land
    Property subtype
    Other
    Parking features
    Garage, Driveway
    Vegetation
    Wooded
    Interior features
    EatInKitchen, KitchenFamilyRoomCombo
    Exterior features
    GravelDriveway
    Appliances
    ElectricWaterHeater, TanklessWaterHeater
    Standard status
    Active
    APN
    024600-219-000-0002-033-011-0000
    Size
    508 SF
    Lot size
    3.40 Acres

    Taxes and HOA fees

    TaxAnnualAmount
    1272

    Utilities

    Sewer type
    Septic Tank
    Heating system
    Electric (Heating), Space Heater
    Water source
    Well

    Building Details

    Year built
    1975
    Floors in Building
    1
    Flooring type
    Varies, Tile, Vinyl
    Building materials
    Frame, SprayFoamInsulation
    Architectural style
    Cottage
    Additional Structures
    Shed(s)

    We can help!

    Listing Contact
    Lisa C Darling
    Lisa C Darling

    Listing agent Lisa C Darling License #10371200757

    Listing office Homestar Realty 4261 Bolivar Rd, Wellsville, NY

    Listing date Aug 29, 2025

    MLS# B1634194 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.

    Overview

    Remodeled Cottage on Secluded Lot

    This remodeled cottage is situated on a secluded end lot, offering a quiet and private setting. The property spans 3.4 acres and features a 508 square foot home that has been fully remodeled from top to bottom. The cottage includes all new mechanicals, windows, flooring, siding, roof, electrical, plumbing, appliances, kitchen cabinets, and counters. The bathroom has been newly remodeled with a custom tile shower. Spray foam insulation has been installed in the walls and flooring. A barn-style door provides privacy from the kitchen, leading to a versatile space suitable as a bedroom or a living/bedroom combination. A cozy loft area can serve as a bedroom or office space. The property includes a covered porch and a firepit. The fully graveled drive features a turn-about for easy access and parking. Additional structures such as a shed, carport, or garage could be added. Located in Cuba, NY, this property is suitable as a year-round home or a getaway.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Single family properties

    Suggested Use

    Hotel & Motel Bed & Breakfast

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

    Location Insight

    • Map
    • Local Demand
    City
    Cuba
    County
    Allegany
    State
    New York
    Longitude
    -78.262833
    Latitude
    42.146886

    FAQs

    What type of property is this?
    Single family property - Cozy, remodeled cottage on 3.4 acres, perfect getaway or home.
    Where is this single family property located?
    The property is located at 9240 Hoyett Road unit 17 Cuba, NY.
    What is the asking price?
    The asking price for this property is $119,900.
    What are key features of this property?
    This property features: Completely remodeled top to bottom with new mechanicals, windows, flooring, siding, roof, electrical, plumbing, appliances, kitchen, and bathroom.; Secluded end lot location offering quiet and privacy.; Versatile space with barn door, suitable as a bedroom or living/bedroom combination, plus a cozy loft for bedroom or office.
    (585) 808-8677
    We can help!
    Listing Contact
    Lisa C Darling
    Lisa C Darling
    Real Estate License ID: 10371200757
    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.

    More about this property
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