A-Frame Cabin on Hunting
For Sale
$99,900
4771 Snow Brook Road, Great Valley, NY 14741
Land, Great Valley, NY
Property Size756 SF
Lot Size3.00 Acres
Price / SF$132.14
Days on Market114
Property Features for 4771 Snow Brook Road
General Information
Property type
Land
Property subtype
Other
Rooms
Basement
Parking features
Garage
Vegetation
Wooded
Interior features
EatInKitchen, CountryKitchen
Exterior features
DirtDriveway, GravelDriveway, PropaneTankOwned
Fireplace
1
Appliances
FreeStandingRange, Oven, PropaneWaterHeater, Refrigerator
Lot features
Adjacent To Public Land, Rectangular, Rectangular Lot, Gentle Sloping, Level, Stream Creek, Spring, Wooded
Elementary school district
Ellicottville
Middle school district
Ellicottville
High school district
Ellicottville
Directions
GPS to 4771 Snow Brook
Subdivision
Humphrey-044800
Standard status
Active
APN
044800-075-001-0001-027-002-0000
Size
756 SF
Lot size
3.00 Acres
Taxes and HOA fees
Tax Annual Amount
1240
Utilities
Sewer type
Septic Tank
Heating system
Wood
Water source
Spring, Well
Building Details
Year built
1964
Floors in Building
1
Flooring type
Laminate, Varies
Building materials
WoodSiding, CopperPlumbing
Roof type
Asphalt
Architectural style
Other
Listing Agency:
WNY Metro Roberts Realty
(716) 646-6400
Listed By:
John Ingoldsby · License #10401339591
(716) 361-6315
Added: Jun 1
Changed: Sep 12
Last Checked: Sep 22 at 9:06PM
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.
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 = 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
$4,565
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
4.57%
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%
$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
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
$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 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%
$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.
Property Analytics
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Current Use
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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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
