Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search

    7309 Tibbetts Hill Road Belfast, NY 14711

    View on Map
    Claim this Listing
    New
    For Sale
    $144,900

    LAND - Cottage - Belfast, NY

    Property size:
    713 SF
    Lot size:
    32.49 Acres
    Price / SF:
    $203/SF
    Added:
    May 4, 2026
    Days on Market:
    3
    Last Refresh:
    May 6 at 9:06 am

    Property Features for 7309 Tibbetts Hill Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Rooms
    Basement
    Vegetation
    Wooded
    Interior features
    EatInKitchen
    Exterior features
    GravelDriveway
    Fireplace
    1
    Appliances
    GasCooktop, Refrigerator
    Standard status
    Active
    APN
    023400-143-000-0001-007-431-0000
    Size
    713 SF
    Lot size
    32.49 Acres

    Taxes and HOA fees

    Tax Annual Amount
    2746

    Building Details

    Year built
    1992
    Floors in Building
    1
    Building materials
    Frame, WoodSiding
    Roof type
    Asphalt
    Architectural style
    Cottage
    Additional Structures
    Barn(s)

    We can help!

    Listing Contact
    Girard Kelly

    Listing agent Girard Kelly License #10311209114

    Listing office Landquest Inc. 3 W Main St., Dryden, NY

    Listing date May 4, 2026

    MLS# S1678734 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

    Off-Grid Cabin on 32 Acres

    Located in Belfast, NY, Allegany County, this country property features an off-grid cabin, barn, and scenic views on 32.49 acres. The property includes a one-bedroom cabin set on a mix of open fields and wooded land, offering privacy and opportunities for outdoor enjoyment. The cabin features a spacious kitchen with a cozy eat-in area. The open-concept dining and living room area includes knotty pine walls and natural light. A large picture window overlooks valley views and tillable fields. A wood stove provides heat. The first floor includes a bedroom, and stairs lead to a large attic space with potential for additional bedrooms or living space. A partial walk-out basement provides storage and easy access. Outside, there is a large barn suitable for storage, equipment, or hobby use, along with an outhouse. A lawn mower and additional items will convey. The land is primarily tillable with a portion of mixed hardwoods and softwoods, suitable for farming, recreation, or enjoying nature. The property offers hunting and ATV riding opportunities. Located a short drive from the Genesee River and the Town of Belfast, this property offers both seclusion and convenience.
    Location Intelligence

    Current Use by Public Records

    Isalis (Bike/Boat/Book/etc) Store Party City Party Supply Store Skunk Funk Big Box & Wholesale Store Carl's Trading Co Hat Shop Bushka's Kitchen LLC (Bike/Boat/Book/etc) Store

    Map

    City
    Belfast
    County
    Allegany
    State
    New York
    Longitude
    -78.152533
    Latitude
    42.274998

    Nearby Similar for Sale

    • $85,000
      2,080 SF

      Spacious Two-Family Home in Belfast

      Two-unit property with rental income potential near Belfast amenities.
      4 South Street, Belfast, NY 14711
      View Details
    • $9,900

      One Acre Building Lot

      One acre building lot in Belfast, NY.
      6858 County Road 17, Belfast, NY 14711
      View Details
    • $675,000
      1,428 SF

      Expansive Land Bordering State Forest

      337+/- acres with cabin bordering Coyle Hill State Forest.
      6653 Brainard Hill Road, Belfast, NY 14711
      View Details
    • $139,900
      1,026 SF

      Secluded Cabin with Pond and Stream

      15-acre property with cabin, pond, stream, and abundant wildlife.
      8567 W Hill Road, Belfast, NY 14711
      View Details
    • $12,000

      Land in Belfast, NY

      Versatile split lot in Belfast, NY, over three-quarters acre.
      8408 Stuck Street, Belfast, NY 14711
      View Details
    • $58,900

      Recreational Land with Campers, Belfast

      Secluded 4-acre recreational property with campers and utilities in Belfast, NY.
      Searles Road, Belfast, NY 14711
      View Details
    • $85,000
      2,080 SF

      Spacious Belfast Two-Family Home

      Two-family home in Belfast, NY with rental income potential.
      4 South St, Belfast, NY 14711
      View Details
    • $229,900

      87.8 Acres with Pole Barn

      Land with pole barn, creek, and fenced areas in Belfast.
      8146 County Road 41, Belfast, NY 14711
      View Details
    • $89,900
      5,298 SF

      Established Bar & Grill For Sale

      Well-established bar and grill with attached liquor store for sale.
      6 Main St, Belfast, NY 14711
      View Details

    FAQs

    What type of property is this?
    Agricultural property - Secluded cabin with barn and scenic views on 32 acres.
    Where is this agricultural property located?
    The property is located at 7309 Tibbetts Hill Road Belfast, NY.
    What is the asking price?
    The asking price for this property is $144,900.
    What are key features of this property?
    This property features: 32.49 acres of land offering privacy, scenic views, and outdoor opportunities.; Off‑grid one‑bedroom cabin with open‑concept living area and wood stove, enjoy valley views.; Large barn suitable for storage, equipment, or hobbies.
    (585) 466-3446
    We can help!
    Listing Contact
    Girard Kelly
    Real Estate License ID: 10311209114
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    7309 Tibbetts Hill Road, Belfast, NY 14711
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!