Fractional Ownership at Holiday
For Sale
$68,000
6447 Holiday Valley #520/522 Fraction 2 Rd, Ellicottville, NY 14731
Fractional ownership at Holiday Valley Resort with extensive amenities.
Property Size848 SF
Days on Market266
Property Features for 6447 Holiday Valley #520/522 Fraction 2 Rd
General Information
Standard status
Active
Size
848 SF
Property subtype
Other
Taxes and HOA fees
Annual Taxes
$1,115
Building Details
Building Size
848 SF
Year Built
2009
Listing Agency:
Holiday Valley Realty Co, Inc
(516) 712-5941
Listed By:
John Northrup ll · License #10401359134
(516) 712-5941
Source:
Elliman
Added: Nov 27, 2025
Changed: Aug 11
Last Checked: Aug 19 at 12:33PM
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 Holiday Valley Realty Co, Inc
Investment Insights
Based on property information with market context.
This fractional ownership at the Tamarack Club within Holiday Valley Resort offers a two-bedroom, two-bathroom configuration. The ownership provides 10 to 11 rotating weeks per year, averaging approximately one week per month. Situated on the valley side of the building, the property includes year-round access to a pool, sauna, fitness center, private locker rooms, and a private owners lounge. Additional conveniences include valet parking and underground parking. Owners also benefit from discounts for golfing and skiing with an owner card.
Key Highlights
- Fractional ownership at Holiday Valley Resort provides 10‑11 weeks per year.
- Year‑round access to pool, sauna, fitness center, private locker rooms, and owners lounge.
- Valet and underground parking included.**
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
$5,121
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
7.53%
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%
$102,420
$102.4K
Cap Rate 7%
$73,157
$73.2K
Cap Rate 9%
$56,900
$56.9K
Market Conditions
NOI Build-Up for 848 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
$10.2K $12.00/SF
− Vacancy
−$865 −$1.02/SF
EGI
$9.3K $10.98/SF
− OpEx
−$4.2K −$4.94/SF
NOI
$5.1K $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%
$102,420
Cap Rate 7%
$73,157
Cap Rate 9%
$56,900
Alternative Uses
Best Use
Apartment 5plus
$73.2K
$64.0K – $85.4K
NOI $5,121 @ 7.0% cap · market cap 7.53%
Second Best
Hotel Hospitality
$38.8K
$34.0K – $45.3K
NOI $2,719 @ 7.0% cap · market cap 4.00%
Theoretical Best
Healthcare Medical
$167.6K
$146.7K – $195.5K
NOI $11,732 @ 7.0% cap · market cap 17.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
4
Businesses Nearby
Explore this area
Business Placement
Demographics for 14731, NY
1,269
Population
2,501
Households
0.5
Avg Household Size
54
Median Age
37%
College-Educated
94%
High-School Grad
45.5 sq mi
ZIP Area
28
Density / Sq Mi
$64,091
Median Household Income
$37,750
Median Earnings
$908
Median Rent
$255,200
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Resort - Fractional ownership at Holiday Valley Resort with extensive amenities.
Where is this resort located?
The property is located at 6447 Holiday Valley #520/522 Fraction 2 Rd Ellicottville, NY.
What is the asking price?
The asking price for this property is $68,000.
What are key features of this property?
This property features: Fractional ownership at Holiday Valley Resort provides 10‑11 weeks per year.; Year‑round access to **pool, sauna, fitness center, private locker rooms, and owners lounge.**; Valet and underground parking included.**
