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    Rural Land with Tillable Field Title is generated by Realmo AI

    Lot 03 County Road 16, Swain, NY 14884

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    For Sale
    $79,900

    A largely open tillable field with woods and Fry Creek offers flexible rural use with road frontage.

    Type:Farm and Ranch Properties
    Lot size:
    20.00 Acres
    Added:
    Jun 1, 2026
    Days on Market:
    8
    Last Refresh:
    Jun 6 at 3:12 am

    Property Features for Lot 03 County Road 16

    General Information

    Standard status
    Active
    Lot size
    20.00 Acres
    Property subtype
    Farm and Ranch Properties

    We can help!

    Listing Contact
    Paul Vaicunas

    Listing agent Paul Vaicunas License #10401339999

    Listing office WHITETAIL PROPERTIES REAL ESTATE LLC

    Listing date Jun 1, 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 WHITETAIL PROPERTIES REAL ESTATE LLC

    HighLights

    • Approximately 20‑acre parcel with scenic rural setting just north of Keeney Swamp State Forest (Allegany County).
    • Road frontage along County Route 16, including about 6 acres of mostly level, open tillable field currently farmed for crops.
    • Fry Creek runs through the property, with mixed brush and conifer trees before the creek.
    • Woods and creek habitat with an abundance of wildlife sign reported on the eastern side after crossing Fry Creek.
    • Armstrong Internet available along the road; nearest electrical pole is approximately 1,325 ft north of the road frontage.
    • Seller will provide a new survey; farmer will be able to harvest crops planted from the land until fall 2026.

    Overview

    This sale includes an approximately 20-acre rural parcel featuring a mostly level, open tillable field totaling about 6 acres. The balance of the property transitions into a mix of brush and conifer trees before reaching Fry Creek, where the habitat becomes more diverse with wildlife sign noted in the remarks. Farmer access is in place to harvest crops planted from the land through fall of 2026, and the seller will provide a new survey.

    The property has road frontage along County Route 16, and the location is described as just north of Keeney Swamp State Forest in Allegany County. The nearest electrical pole is approximately 1,325 feet north of the road frontage. Armstrong Internet is available along the road.

    For buyers seeking a quiet, flexible rural setting, this parcel combines open ground for agricultural use with wooded areas and a creek within the property boundaries. The seller also indicates there are two additional similar lots available, so buyers interested in expanding could inquire about options beyond Lot 03. All rights to convey to the buyer are stated in the remarks.
    Location Intelligence

    Current Use by Public Records

    Agricultural land / Farmland

    Map

    City
    Swain
    County
    Allegany
    State
    New York
    Longitude
    -77.934926
    Latitude
    42.441581

    Nearby Similar for Sale

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      Rural Land with Creek and Field

      Multi-use rural parcel with road frontage, open tillable field, and creek frontage for flexible personal and agricultural plans.
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    FAQs

    What type of property is this?
    Agricultural land / Farmland - A largely open tillable field with woods and Fry Creek offers flexible rural use with road frontage.
    Where is this agricultural land / farmland located?
    The property is located at Lot 03 County Road 16 Swain, NY.
    What is the asking price?
    The asking price for this property is $79,900.
    What are key features of this property?
    This property features: Approximately 20‑acre parcel with scenic rural setting just north of Keeney Swamp State Forest (Allegany County).; Road frontage along County Route 16, including about 6 acres of mostly level, open tillable field currently farmed for crops.; Fry Creek runs through the property, with mixed brush and conifer trees before the creek.
    (716) 515-5388
    We can help!
    Listing Contact
    Paul Vaicunas
    Real Estate License ID: 10401339999
    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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