New
For Sale
$74,900
1173 Little Loop Road, Portville, NY 14770
Land, Portville, NY
Property Size500 SF
Lot Size13.30 Acres
Price / SF$149.80
Days on Market2
Property Features for 1173 Little Loop Road
General Information
Property type
Land
Property subtype
Other
Parking features
Driveway
Vegetation
Wooded
Patio and Porch features
Deck
Interior features
CeilingFans
Exterior features
Deck, GravelDriveway
Fireplace
1
Lot features
Irregular Lot, Rural Lot, Wooded, Rolling Slope
Elementary school district
Portville
Middle school district
Portville
High school district
Portville
Directions
Take RT305 South toward Eldred, turn Right and cross bridge onto Gleason Hollow, take that all the way up which will continue onto Little Loop Rd. From there continue up and property is on the left.
Subdivision
Portville-047489
Standard status
Active
APN
047489-113-000-0001-002-600-0000
Size
500 SF
Lot size
13.30 Acres
Taxes and HOA fees
Tax Annual Amount
1038
Building Details
Year built
1980
Flooring type
Hardwood, Varies
Building materials
Frame, WoodSiding
Roof type
Asphalt
Architectural style
Other
Listing Agency:
Landquest Inc.
(607) 844-9690
Listed By:
Travis Thurston · License #10301222583
(585) 386-9413
Added: Sep 1
Last Checked: Sep 2 at 5:06PM
MLS# S1711634
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.
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$3,020
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
4.03%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$60,400
$60.4K
Cap Rate 7%
$43,143
$43.1K
Cap Rate 9%
$33,556
$33.6K
Market Conditions
NOI Build-Up for 500 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$6.0K $12.00/SF
− Vacancy
−$510 −$1.02/SF
EGI
$5.5K $10.98/SF
− OpEx
−$2.5K −$4.94/SF
NOI
$3.0K $6.04/SF
Area
Cattaraugus County, NY
Vacancy
8.50%
Lease Rate
$12.00 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$60,400
Cap Rate 7%
$43,143
Cap Rate 9%
$33,556
Alternative Uses
Best Use
Apartment 5plus
$43.1K
$37.8K – $50.3K
NOI $3,020 @ 7.0% cap · market cap 4.03%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$98.8K
$86.5K – $115.3K
NOI $6,917 @ 7.0% cap · market cap 9.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
Explore this area
Business Placement
Demographics for 14770, NY
2,747
Population
1,299
Households
2.1
Avg Household Size
44
Median Age
24%
College-Educated
90%
High-School Grad
29.2 sq mi
ZIP Area
94
Density / Sq Mi
$52,683
Median Household Income
$36,307
Median Earnings
$706
Median Rent
$103,100
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
Where is this hunting land located?
The property is located at 1173 Little Loop Road Portville, NY.
What is the asking price?
The asking price for this property is $74,900.
