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    Recreational Land with Rustic Camp Title is generated by Realmo AI

    8082 Rt-242 Little Valley, Salamanca, NY 14779

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    For Sale
    $99,900

    16-acre recreational tract with camp near Ellicottville and Holiday Valley.

    Type:Land / Cabin
    Property size:
    696,960 SF
    Lot size:
    16.00 Acres
    Price / SF:
    $0.14/SF
    Added:
    May 26, 2026
    Days on Market:
    3
    Last Refresh:
    May 27 at 8:10 am

    Property Features for 8082 Rt-242 Little Valley

    General Information

    Standard status
    Active
    Size
    696,960 SF
    Lot size
    16.00 Acres
    Property subtype
    Land / Cabin

    We can help!

    Listing Contact
    James K. Klossner

    Listing agent James K. Klossner License #10301223179

    Listing office Whitetail Properties Real Estate, LLC

    Listing date May 26, 2026

    Source Compass

    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 Whitetail Properties Real Estate, LLC

    HighLights

    • 16‑acre recreational tract with camp, timber, trails, and open ground.
    • Rustic, insulated 24x22 Amish‑built shed converted into a furnished camp with wood stove heat.
    • Convenient location on Route 242, a short drive to Ellicottville and Holiday Valley.
    • Interior trails provide access for hiking, hunting, and ATV use.
    • Includes a 12x11 storage shed, outhouse, and metal roofing on all structures.
    • New gravel driveway and mowers included.

    Overview

    This is an approximately 16-acre recreational tract located on Route 242 in Little Valley. The property features a mix of camp, timber, trails, and usable open ground. A 24x22 Amish-built shed has been converted into a rustic, insulated camp, featuring a one-room open layout and wood stove heat. The land includes approximately 1.5 acres of open area surrounding the camp and road frontage. The terrain transitions into denser brush and cover before opening into timber toward the upper portion of the property. Interior trails provide access through much of the acreage for hiking, hunting, ATV use, or exploring. Additional improvements include a 12x11 storage shed, an outhouse, and metal roofing on all structures. Electric is available at the road. A new gravel driveway has been installed. The cabin comes fully furnished, and mowers are included. The property is conveniently located on Route 242 and is a short drive to Ellicottville and Holiday Valley.
    Location Intelligence

    Current Use by Public Records

    Recreation land

    Suggested Use

    Law Firm Restaurant Spa & Massage Center Hair Salon Nail Salon Building Supply Gym & Fitness Center Daycare Center Auto Repair Shop Kitchen & Bath Showroom

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Salamanca
    County
    Cattaraugus
    State
    New York
    Longitude
    -78.791
    Latitude
    42.0625

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    FAQs

    What type of property is this?
    Recreation land - 16-acre recreational tract with camp near Ellicottville and Holiday Valley.
    Where is this recreation land located?
    The property is located at 8082 Rt-242 Little Valley Salamanca, 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: 16‑acre recreational tract with camp, timber, trails, and open ground.; **Rustic, insulated 24x22 Amish‑built shed converted into a furnished camp with wood stove heat.**; Convenient location on Route 242, a short drive to Ellicottville and Holiday Valley.
    (217) 285-9000
    We can help!
    Listing Contact
    James K. Klossner
    Real Estate License ID: 10301223179
    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.

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