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    Secluded Off-Grid Retreat with Creek Title is generated by Realmo AI

    VL Stebbins Road, Forestville, NY 14062

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    For Sale
    $539,900

    Vacant Land - Forestville, NY

    Lot size:
    40.00 Acres
    Added:
    Jul 20, 2025
    Days on Market:
    305
    Last Refresh:
    May 20 at 10:06 pm

    Property Features for VL Stebbins Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Parking features
    Garage
    Standard status
    Active
    APN
    064689-066-000-0002-077-000
    Lot size
    40.00 Acres

    Taxes and HOA fees

    Tax Annual Amount
    0

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Paul Vaicunas

    Listing agent Paul Vaicunas

    Listing office WHITETAIL PROPERTIES REAL ESTATE LLC (NY) 121 SOUTH MADISON ST, PITTSFIELD, NY

    Listing date Jul 20, 2025

    MLS# 11543919 Listing URL

    Copyright © 2026 My State MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Enjoy nearly 7/10th of a mile (3,650 feet) of private water frontage on Walnut Creek, a renowned fishing destination.
    • 40‑acre secluded, off‑grid retreat offering complete privacy and tranquility for outdoor recreation.
    • Chalet‑style cabin (1,700+/- sq ft) built in 2002, featuring 1 bedroom, 1 bath, a loft, hardwood floors, a stone accent wall with wood stove, and a wraparound covered porch.
    • 100% solar system independence with propane utilities, on‑site well and septic system for self‑sufficient living.
    • Excellent deer hunting opportunities on the property, bordering a vineyard, with abundant deer sign.
    • Includes a storage shed and dedicated water shed for tools, gear, and utility needs.

    Overview

    Located in Chautauqua County, this 40-acre off-grid retreat offers complete privacy. The property, accessed by a private right-of-way, features a chalet-style cabin built in 2002, offering 1,700+/- sq ft of living space. The cabin includes hardwood floors, an open living space, one bedroom, one full bath, and a spacious loft. A stone accent wall enhances the lodge atmosphere, complemented by a wood stove and kitchen bar. The cabin is equipped with a durable metal roof and a wraparound covered porch. The property boasts nearly 7/10th of a mile of water frontage on Walnut Creek, offering private fishing opportunities for steelhead, rainbow, brown trout, smallmouth bass, and walleye. The property operates with a 100% solar system, propane utilities, an on-site well, and a septic system. A storage shed and dedicated water shed provide additional space for tools and gear. The wooded acreage is suitable for hunting, with abundant deer sign. Located 2.4 miles from Silver Creek and Forestville, 7.7 miles from Fredonia, and 24 miles from Orchard Park, this property offers self-reliance, outdoor recreation, and tranquility. GMOs convey with the property, which is sold AS IS.
    Location Intelligence

    Current Use by Public Records

    Hunting land

    Map

    City
    Forestville
    County
    Chautauqua
    State
    New York
    Longitude
    -79.1504
    Latitude
    42.4393

    FAQs

    What type of property is this?
    Hunting land - 40-acre off-grid retreat with cabin and creek frontage.
    Where is this hunting land located?
    The property is located at VL Stebbins Road Forestville, NY.
    What is the asking price?
    The asking price for this property is $539,900.
    What are key features of this property?
    This property features: Enjoy nearly 7/10th of a mile (3,650 feet) of private water frontage on Walnut Creek, a renowned fishing destination.; 40‑acre secluded, off‑grid retreat offering complete privacy and tranquility for outdoor recreation.; **Chalet‑style cabin (1,700+/- sq ft) built in 2002, featuring 1 bedroom, 1 bath, a loft, hardwood floors, a stone accent wall with wood stove, and a wraparound covered porch.**
    (716) 515-5388
    We can help!
    Listing Contact
    Paul Vaicunas
    Real Estate License ID: 10401339999
    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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