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    North Fork Dam Rd Boswell, PA 15531

    View on Map
    Sponsored
    For Sale
    $359,000

    Vacant Land - Boswell, PA

    Lot size:
    83.00 Acres
    Days on Market:
    33
    Last Refresh:
    Mar 10 at 5:06 am

    Property Features for North Fork Dam Rd

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    Parking features
    Garage
    Lot size
    83.00 Acres

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Ron Westover

    Timberland Realty (716) 962-9935

    Listing agent Ron Westover (716) 962-9935

    Listing date Feb 5, 2026

    MLS# 11555435 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.

    Learn more

    Overview

    83 Acres of Vacant Land

    Located approximately 15 miles southwest of Johnstown, PA, in the northern part of Somerset County, North Fork Forest is an 83-acre parcel of woodland with road frontage on North Fork Dam Road and Hemlock Road. Route 219 is conveniently located 7 miles to the east. The property is mostly wooded, featuring a few small open areas suitable for food plots. It is suited for timber investment, hunting, recreational use, and potential home or camp site development. The terrain varies, including a round top near the center and gradual slopes to the east and west. An unnamed seasonal tributary runs along the east side, parallel to North Fork Dam Road. The property has approximately 1400 feet of road frontage along North Fork Dam Road and approximately 100 feet of road frontage along Hemlock Road. Public water is available along Hemlock Road, and electric is available at the road. The property contains a diversified stand of harvestable timber, appraised in 2025 at 377,671 board feet (Scribner Form Class 78). Timber species include Black Cherry, Sugar Maple, Soft Maple, Hemlock, Hickory, Basswood, Tulip Poplar, Red Oak, Beech, Birch, and Elm, along with miscellaneous species. Former logging trails are present and can be restored for hiking and ATV use. The seller reserves the oil and gas rights and royalties for their natural life, after which they will revert to the surface owner. The property has been mainly used for hunting. Recreational amenities are located less than an hour away, including Laurel Hill State Park, Seven Springs Ski Resort, and Ligonier County Club. Johnstown and Somerset are within 30 minutes, offering restaurants, motels, shopping, and other entertainment.
    Location Intelligence

    Current Use by Public Records

    Hunting land

    Map

    City
    Boswell
    County
    Somerset
    State
    Pennsylvania
    Longitude
    -79.0364
    Latitude
    40.2276

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    FAQs

    What type of property is this?
    Land - Wooded 83-acre parcel ideal for timber investment and recreation.
    Where is this land located?
    The property is located at North Fork Dam Rd Boswell, PA.
    What is the asking price?
    The asking price for this property is $359,000.
    What are key features of this property?
    This property features: - Significant timber volume (377,671 board feet per 2025 appraisal) with diversified species, representing a timber investment opportunity.; - 83-acre wooded property suitable for hunting and recreation, with potential for food plots and restoration of former logging trails.; - Potential homesite or camp location with electric available at the road and public water available along Hemlock Road.
    (716) 962-9935
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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
    North Fork Dam Rd Boswell, PA 15531
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    Listing Contact
    Ron Westover
    (716) 962-9935
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