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    3235 E Valley Road Branchport, NY 14418

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    For Sale
    $129,900

    LAND - Cottage, Ranch - Branchport, NY

    Type:Single Family Residence
    Property size:
    1,149 SF
    Lot size:
    2.21 Acres
    Price / SF:
    $113/SF
    Added:
    May 1, 2026
    Days on Market:
    2
    Last Refresh:
    May 2 at 3:06 am

    Property Features for 3235 E Valley Road

    General Information

    Property type
    Land
    Property subtype
    Single Family Residence
    Parking features
    Driveway, Garage
    Vegetation
    Wooded
    Interior features
    SeparateFormalLivingRoom, GalleyKitchen, SolidSurfaceCounters
    Exterior features
    DirtDriveway
    Fireplace
    1
    Appliances
    WaterHeater
    Standard status
    Active
    APN
    572689-083-002-0001-003-000-0000
    Size
    1,149 SF
    Lot size
    2.21 Acres

    Taxes and HOA fees

    Tax Annual Amount
    2109

    Utilities

    Sewer type
    Septic Tank
    Heating system
    Wood
    Water source
    Public
    Water front features
    River Access, Stream, Beach Access

    Building Details

    Year built
    1980
    Floors in Building
    1
    Building materials
    Frame, Stone
    Roof type
    Metal
    Architectural style
    Ranch, Cottage
    Additional Structures
    Garage(s)

    We can help!

    Listing Contact
    Chad E. Peek
    Chad E. Peek

    Listing agent Chad E. Peek License #10301220238

    Listing office Keller Williams Realty Gateway 1880 Rochester Road Suite 200, Rochester, NY

    Listing date May 1, 2026

    MLS# R1677440 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

    Keuka Lake Area Cottage Opportunity

    This 2.21-acre parcel features a 1,149 square foot seasonal stone cottage with a wood-burning fireplace, situated alongside a brook. Located minutes from Keuka Lake, the property offers proximity to Keuka State Park's shores and camping, as well as a public boat launch. It is positioned centrally to Finger Lakes attractions, including wineries, vineyards, breweries, distilleries, and restaurants in Branchport, Penn Yan, and Hammondsport. The area offers shopping, live entertainment, hunting, and fishing opportunities. The property has potential as a short-term rental. Public water is available, and a fire hydrant is located in front of the property. The property is being sold AS-IS.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Single family properties

    Suggested Use

    Restaurant Building Supply Spa & Massage Center Auto Repair Shop Hotel & Motel Auto Parts Store Department Store Electrical Service Grocery & Convenience Store Clothing & Fashion Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Branchport
    County
    Yates
    State
    New York
    Longitude
    -77.146641
    Latitude
    42.608034

    Nearby Similar for Sale

    • $52,900

      Land in Branchport, NY

      Land near Keuka Lake State Park and Keuka Lake.
      3764 Italy Hill Road, Branchport, NY 14418
      View Details
    • $63,900

      Branchport Wooded Lot with Well

      4.66-acre wooded lot with well, ideal for building.
      5321 Highlands Drive, Branchport, NY 14418
      View Details

    FAQs

    What type of property is this?
    Single family property - 2+ acre parcel with cottage near Keuka Lake.
    Where is this single family property located?
    The property is located at 3235 E Valley Road Branchport, NY.
    What is the asking price?
    The asking price for this property is $129,900.
    What are key features of this property?
    This property features: Prime location minutes from Keuka Lake, Keuka State Park, wineries, breweries, restaurants, and entertainment.; 2+ acre parcel with a stream and a 1980's stone cottage.; Cozy up by the wood‑burning fireplace.
    (315) 730-0237
    We can help!
    Listing Contact
    Chad E. Peek
    Chad E. Peek
    Real Estate License ID: 10301220238
    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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    3235 E Valley Road, Branchport, NY 14418

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