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    Wooded Hunting and Recreation Land Title is generated by Realmo AI

    Pigtail Road, Friendship, NY 14739

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    LAND - Friendship, NY

    Lot size:
    10.50 Acres
    Added:
    Jan 26, 2026
    Days on Market:
    128
    Last Refresh:
    Jun 3 at 5:06 am

    Property Features for Pigtail Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Parking features
    Driveway
    Vegetation
    Wooded
    Standard status
    Active
    APN
    025000-170-000-0001-047-002-0000
    Lot size
    10.50 Acres

    Taxes and HOA fees

    Tax Annual Amount
    711

    We can help!

    Listing Contact
    Karen Herdman

    Listing agent Karen Herdman License #10401332669

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

    Listing date Jan 26, 2026

    MLS# S1659701 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

    • 10.5 acres of wooded land ideal for hunting and recreation.
    • Natural flowing spring on the property.
    • Approximately 2,303 feet of road frontage with electric available.
    • Areas suitable for food plots.
    • Low annual taxes: $710.67.
    • Conveniently located near Friendship, Wellsville, and Olean.

    Overview

    This 10.5-acre hunting and recreational property features mostly wooded terrain with a mix of mature trees and younger growth, along with scattered pines. The layout includes open areas through the timber and spots with gentle grade that may work well for creating food plots. A natural flowing spring is also located on-site, adding to the property’s recreational appeal. With electric available at the road and a setting suited for seasonal access, the parcel is well positioned for an outdoor getaway, hunting base, or a small cabin concept.

    The property offers approximately 2,303 feet of road frontage on Pigtail Road, providing direct access for prospective owners. It is located about 4 minutes to downtown Friendship, approximately 23 minutes to Wellsville, 30 minutes to Olean, and roughly 1 hour 30 minutes to Buffalo, making it feasible for weekend use.

    For buyers seeking a low-interference recreational tract, this land provides cover, workable clearings, and water resources in a single package. The mix of timber and open pockets also makes it practical for wildlife-focused management, while the gentle terrain and frontage can simplify planning for driveway access and on-site improvements.
    Property Profile Location Intelligence

    Current Use by Public Records

    Hunting land

    Map

    City
    Friendship
    County
    Allegany
    State
    New York
    Longitude
    -78.114776
    Latitude
    42.221233

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    FAQs

    What type of property is this?
    Hunting land - Mostly wooded acreage with road frontage, spring water, and open areas suitable for recreation and food plots.
    Where is this hunting land located?
    The property is located at Pigtail Road Friendship, NY.
    What is the asking price?
    The asking price for this property is Off market.
    What are key features of this property?
    This property features: 10.5 acres of wooded land ideal for hunting and recreation.; Natural flowing spring on the property.; Approximately 2,303 feet of road frontage with electric available.
    (585) 610-0750
    We can help!
    Listing Contact
    Karen Herdman
    Real Estate License ID: 10401332669
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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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