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    5306 Route 16 Ischua, NY 14743

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    For Sale
    $99,900

    Acreage with pond, valley, and mountain views near Franklinville.

    Type:Land
    Added:
    Apr 26, 2026
    Days on Market:
    13
    Last Refresh:
    Apr 26 at 9:46 pm

    Property Features for 5306 Route 16

    General Information

    Standard status
    Active
    Property subtype
    Land

    We can help!

    Listing Contact
    Brandon Scott

    Listing agent Brandon Scott

    Listing office

    Listing date Apr 26, 2026

    Source Elliman

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of Brandon Scott

    HighLights

    • Hilltop views overlooking a private pond with valley and mountain scenery.
    • Natural spring providing significant water volume.
    • Ideal for building a dream home or cabin.
    • Excellent hunting opportunities with hardwoods and apple trees.
    • Timber rights convey with the property.
    • Proximity to Ischua Creek and Rushford Lake.

    Overview

    Hilltop Acreage with Pond View

    This property features hilltop views and a pond, suitable for building a home or cabin. The land offers valley and mountain views, providing a scenic environment. Located south of Franklinville, the property includes orchards, pasture, and hardwoods, suitable for hunting, hiking, or farming. An old gravel deposit on the south end could serve as a shooting range or a second building location. A natural spring on the property provides a significant water source, currently supplying another home on the adjacent property. Ischua Creek, a DEC brown trout stocked creek, is located across the road. The hardwoods and old apple trees create a haven for deer, making it ideal for deer hunting. The pasture could be developed with a food plot to enhance deer residency. The property offers a buildable site with electric access at the road and 266 feet of road frontage. There are no wetlands. It is ideal for a home or cabin site, mobile home setup, or small hunting tract. Timber rights convey, and multiple springs are present. The property is 4.3 miles to Hinsdale, 8.3 miles to Franklinville, and 4.4 miles to Rushford Lake. Deer and turkey hunting are possible.
    Location Intelligence

    Current Use by Public Records

    Land

    Map

    City
    Ischua
    County
    Cattaraugus
    State
    New York
    Longitude
    -78.393966
    Latitude
    42.2306888

    Nearby Similar for Sale

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    • $199,999
      3,766 SF

      Hinsdale Commercial Property on Route 16

      Commercial property with two buildings, ideal for various businesses.
      4212 NY-16, Hinsdale, NY
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    FAQs

    What type of property is this?
    Land - Acreage with pond, valley, and mountain views near Franklinville.
    Where is this land located?
    The property is located at 5306 Route 16 Ischua, 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: Hilltop views overlooking a private pond with valley and mountain scenery.; Natural spring providing significant water volume.; Ideal for building a dream home or cabin.
    (585) 610-7583
    We can help!
    Listing Contact
    Brandon Scott
    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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