A-Frame Cabin on Hunting
4771 Snow Brook Road, Great Valley, NY 14741
For Sale
$99,900
Land, Great Valley, NY
Property Size756 SF
Lot Size3.00 Acres
Price / SF$132.14
Days on Market163
Property Features for 4771 Snow Brook Road
General Information
Property type
Property subtype
Rooms
Parking features
Vegetation
Interior features
Exterior features
Fireplace
Appliances
Lot features
Elementary school district
Middle school district
High school district
Directions
Subdivision
Standard status
APN
Size
Lot size
Taxes and HOA fees
Tax Annual Amount
Utilities
Sewer type
Heating system
Water source
Building Details
Year built
Floors in Building
Flooring type
Building materials
Roof type
Architectural style
Listing Agency:
WNY Metro Roberts Realty
(716) 646-6400
Listed By:
John Ingoldsby · License NY #10401339591
(716) 361-6315
Added: Jun 1
Changed: Oct 24
Last Checked: Nov 10 at 3:06AM
MLS# B1686368
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.
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Investment Insights
Based on property information with market context.
Off the grid hunting get-away on 3 acres featuring an A-frame cabin built in 1964. The cabin includes a full basement with a walk-out door. Basement perimeter walls were dug out and block sealed, and new drain tile was installed in 2024. Improvements also include a new asphalt roof in 2014 with a 25-year transferable warranty, a new well pump in 2024, a kitchen floor replacement in 2006, and an outhouse installed in 2006.
There is no electric service. A gas generator powers the lights, while the stove/oven and refrigerator are propane powered. Heating is provided by a wood system, and a fireplace is included. Water is supplied by a spring and well, and wastewater is handled by a septic tank. The property is accessed via dirt and gravel driveway.
The cabin is a few hundred feet from access to 3,162 acres of 9 Mile Creek State Forest, with foot access only from Snow Brook for entry into the backside of prime hunting land and nearby trails for hiking and biking.
There is no electric service. A gas generator powers the lights, while the stove/oven and refrigerator are propane powered. Heating is provided by a wood system, and a fireplace is included. Water is supplied by a spring and well, and wastewater is handled by a septic tank. The property is accessed via dirt and gravel driveway.
The cabin is a few hundred feet from access to 3,162 acres of 9 Mile Creek State Forest, with foot access only from Snow Brook for entry into the backside of prime hunting land and nearby trails for hiking and biking.
Key Highlights
- 3‑acre hunting property with an A‑frame cabin built in 1964
- Full basement with walk‑out door plus drain tile installed in 2024
- No electric service; gas generator powers the lights
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$4,565
Cap Rate
4.57%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$91,300
$91.3K
Cap Rate 7%
$65,214
$65.2K
Cap Rate 9%
$50,722
$50.7K
Market Conditions
NOI Build-Up for 756 SF
Gross rent
$9.1K $12.00/SF
− Vacancy
−$771 −$1.02/SF
EGI
$8.3K $10.98/SF
− OpEx
−$3.7K −$4.94/SF
NOI
$4.6K $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 Rate 5%
$91,300
Cap Rate 7%
$65,214
Cap Rate 9%
$50,722
Alternative Uses
Best Use
Apartment 5plus
$65.2K
$57.1K – $76.1K
NOI $4,565 @ 7.0% cap · market cap 4.57%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$149.4K
$130.7K – $174.3K
NOI $10,459 @ 7.0% cap · market cap 10.47%
Zoning and permitted uses should be independently verified with authorities.
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Location Intelligence
Demographics for 14741, NY
1,881
Population
1,272
Households
1.5
Avg Household Size
47
Median Age
21%
College-Educated
92%
High-School Grad
62.3 sq mi
ZIP Area
30
Density / Sq Mi
$76,534
Median Household Income
$45,882
Median Earnings
$126,500
Median Home Value
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Market
Properties on Market for Recreation land in Cattaraugus County
Frequently Asked Questions
What type of property is this?
Recreation land - Off-grid A-frame cabin on 3 acres with a walk-out basement, spring/well water, septic, and propane appliances powered by a generator.
Where is this recreation land located?
The property is located at 4771 Snow Brook Road Great Valley, NY.
What is the asking price?
The asking price for this property is $99,900.
What are key features of this property?
This property features: 3‑acre hunting property with an A‑frame cabin built in 1964; Full basement with walk‑out door plus drain tile installed in 2024; No electric service; gas generator powers the lights
