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    Recreational Land with Road Access Title is generated by Realmo AI

    Dye Road, South Dayton, NY 14138

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    Claim this Listing
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    For Sale
    $44,900

    LAND - South Dayton, NY

    Lot size:
    7.00 Acres
    Added:
    Jun 2, 2026
    Days on Market:
    2
    Last Refresh:
    Jun 3 at 5:06 am

    Property Features for Dye Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Parking features
    Driveway
    Vegetation
    Wooded
    Standard status
    Active
    APN
    043089-169-000-0002-300-300-0000
    Lot size
    7.00 Acres

    Taxes and HOA fees

    Tax Annual Amount
    124

    We can help!

    Listing Contact
    Travis Thurston

    Listing agent Travis Thurston License #10301222583

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

    Listing date Jun 2, 2026

    MLS# S1686970 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.

    HighLights

    • 7‑acre recreational property on Dye Road in South Dayton, NY, mostly level with a mix of open land, scattered hardwoods, and pine trees
    • Approximately 300 feet of road frontage and electric available at the road
    • Back portion has thicker brush cover with abundant wildlife sign for whitetail deer and turkey
    • Natural spring runoffs on the property offer potential for a pond or water feature
    • All oil, gas, mineral, and timber rights convey
    • Convenient to Forestville (about 12 minutes), Gowanda (20 minutes), Dunkirk (25 minutes), and Buffalo (about 50 minutes)

    Overview

    This 7-acre recreational property in South Dayton offers a mostly level layout with a mix of open areas, scattered hardwoods, and pine trees. The land includes thicker brush coverage toward the back, providing solid cover and habitat for whitetail deer and turkey, with abundant signs reported. Natural spring runoff runs through the property and may present an opportunity for a pond or water feature, depending on how the site is developed. Mature apple trees are also present, adding seasonal interest and attracting wildlife. Oil, gas, mineral, and timber rights convey with the parcel.

    The property fronts Dye Road with approximately 300 feet of road frontage, offering convenient access while maintaining a private, country feel. Electric is available at the road, which can help support planned improvements for a future home, cabin, or camper site.

    This site fits buyers seeking a quiet getaway with established recreational appeal, whether your priorities are hunting, camping, or creating a personal property retreat. It also presents practical considerations for future development thanks to the mostly level terrain and utilities nearby, while the natural cover and tree mix help preserve the property’s outdoor character.
    Property Profile Location Intelligence

    Current Use by Public Records

    Hunting land

    Map

    City
    South Dayton
    County
    Cattaraugus
    State
    New York
    Longitude
    -79.090525
    Latitude
    42.400631

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      LAND - South Dayton, NY

      Dye Road, South Dayton, NY 14138
      View Details

    FAQs

    What type of property is this?
    Hunting land - Mostly level 7-acre parcel with road frontage, electric at the road, and wildlife habitat for camping or future build options.
    Where is this hunting land located?
    The property is located at Dye Road South Dayton, NY.
    What is the asking price?
    The asking price for this property is $44,900.
    What are key features of this property?
    This property features: 7‑acre recreational property on Dye Road in South Dayton, NY, mostly level with a mix of open land, scattered hardwoods, and pine trees; Approximately 300 feet of road frontage and electric available at the road; Back portion has thicker brush cover with abundant wildlife sign for whitetail deer and turkey
    (585) 386-9413
    We can help!
    Listing Contact
    Travis Thurston
    Real Estate License ID: 10301222583
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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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