$74,900 Private Cabin on 5 Wooded Acres in Cuba, New York: Pond, Renovated Interior, Well, Septic and Secluded Setting

For buyers searching for an affordable cabin in Western New York, a private recreational property with acreage, a wooded retreat with a pond, or a small getaway in Allegany County, 9152 Lyman Rd Lot 30, Cuba, NY 14727 offers a distinctive combination of privacy, nature, and recent improvements.

Currently listed for $74,900, this compact one-bedroom cabin sits on approximately 5 wooded acres in a secluded rural setting. The cabin itself contains approximately 400 square feet of finished living space and includes one bedroom, one full bathroom, a kitchenette, combined living and dining space, hardwood flooring, electric wall heat, a tankless on-demand water heater, private well, approved septic system, and connected electricity.

The property also features a pond, gravel driveway, shed, gentle-sloping terrain, and a location along a private road. According to the listing, the cabin is perched on a knoll just above the pond and is one of the last camps on the road, creating a quiet setting surrounded by woods and natural scenery.

What makes this property especially appealing is that the cabin has already received a number of useful updates. The seller highlights a new well pump, electric wall heater, on-demand hot water system, updated electrical panel, new bathroom, vinyl windows, and fresh interior and exterior paint.

For someone who wants a simple weekend escape rather than a large house with high maintenance costs, the small 400-square-foot footprint could actually be an advantage. The five acres provide most of the recreational space, while the cabin provides the essentials needed for comfortable stays.

Property Overview: 9152 Lyman Rd Lot 30, Cuba, NY 14727

The current asking price is $74,900.

The cabin offers approximately 400 square feet of finished living space.

It contains one bedroom and one full bathroom.

The structure was built in 1970 according to the listing.

The property contains approximately 5 acres, with lot dimensions of roughly 303 feet by 721 feet.

The parcel is described as wooded, rural, secluded, gently sloping, and irregular in shape.

Additional features include a pond, gravel driveway, shed, private well, approved septic system, connected electrical service, hardwood flooring, a tankless water heater, and an electric wall furnace.

There is no garage.

A Five-Acre Private Escape

The property’s strongest feature may be the relationship between the small cabin and the large natural setting around it.

Five acres equals approximately 217,800 square feet of land.

That means the 400-square-foot cabin occupies only a very small portion of the property.

This makes the listing fundamentally different from a conventional suburban home. A buyer is not simply purchasing indoor square footage. The value proposition also includes privacy, woods, a pond, rural atmosphere, and existing infrastructure.

For buyers who spend much of their free time outdoors, this can be more appealing than paying for a much larger interior.

Asking Price of $74,900

At $74,900, the property falls into a relatively accessible price range for recreational real estate.

However, the asking price should still be evaluated in the context of condition, comparable sales, access, utilities, and land characteristics.

The existing well, septic system, electricity, driveway, cabin, and pond all contribute to the value.

A vacant five-acre tract without utilities or improvements would represent a very different purchase.

Approximately $187 Per Square Foot

The listing displays approximately $187 per square foot based on the 400-square-foot cabin.

At first glance, that figure may seem relatively high for such a small structure.

However, price-per-square-foot calculations become less useful with very small homes on larger parcels.

Much of the purchase price reflects the five acres, pond, well, septic, electricity, driveway, and other improvements, not simply the cabin’s interior floor area.

A better comparison would involve other small cabins and recreational properties with similar acreage and infrastructure.

Approximately $14,980 Per Acre

If the $74,900 asking price were divided evenly across five acres, the result would be approximately $14,980 per acre.

This is only a rough mathematical illustration.

It does not represent the true value of the land because the cabin, utilities, shed, driveway, pond, and improvements are included in the same price.

Still, it helps show how much land is being acquired relative to the overall asking price.

400 Square Feet of Living Space

The cabin contains approximately 400 square feet of interior living area.

This is a minimalist footprint compared with a conventional house.

For a primary residence, some buyers may consider it too small.

For a weekend cabin, hunting base, seasonal retreat, or simple second home, the compact size may be easier to manage.

Heating, cleaning, furnishing, painting, and maintaining 400 square feet can be much simpler than maintaining a large home.

One Bedroom

The cabin has one bedroom.

This is important because it provides separation between the sleeping space and the main living area.

Many tiny recreational cabins function more like studios, where sleeping, dining, and living all occur in one room.

A dedicated bedroom makes the property more comfortable for longer stays.

One Full Bathroom

The cabin also includes one full bathroom.

For a rural recreational property, a private full bathroom is a significant convenience.

The seller states that the bathroom has been newly updated, which may reduce immediate renovation needs.

Buyers should still verify plumbing condition, ventilation, fixtures, flooring, and workmanship.

Newly Renovated Bathroom

The listing specifically identifies a new bathroom as one of the recent improvements.

A bathroom renovation can represent a meaningful expense in any property, even a small one.

If the work was completed recently and properly, this can make the cabin more immediately usable.

Buyers may want to ask what was replaced, whether plumbing was updated, and whether documentation is available.

Combined Living and Dining Area

The cabin includes a combined living and dining room.

This makes efficient use of the limited square footage.

Rather than dividing the cabin into several small rooms, the open living area can provide space for seating, dining, and everyday activities.

Furniture selection can have a major impact on how spacious a small cabin feels.

Kitchenette

The seller describes the property as having a kitchenette.

For a recreational cabin, a compact kitchen can be more practical than a full-size kitchen.

It may provide enough room for basic meal preparation, storage, and small appliances without using excessive floor space.

Buyers should verify what fixtures and appliances are included.

The structured listing specifically identifies the tankless water heater but does not list a full kitchen appliance package.

Furnishings Negotiable

The seller states that furnishings are negotiable.

This may be useful for a buyer who wants a ready-to-use cabin without immediately purchasing furniture.

A furnished recreational property can make the transition into ownership easier.

However, any furniture or personal property to be included should be specifically identified in the purchase agreement.

Hardwood Flooring

The listing identifies hardwood flooring among the interior finishes.

Wood flooring fits naturally with the rustic character of a cabin in the woods.

It can also create warmth and visual continuity in a very small interior.

Buyers should inspect it for water damage, wear, movement, or areas that may need refinishing.

Fresh Interior Paint

The seller reports fresh interior paint.

In a 400-square-foot cabin, cosmetic updates can make a noticeable difference.

Fresh paint can make the interior feel cleaner, brighter, and more move-in ready.

It also gives a buyer a neutral starting point for personalizing the space.

Exterior Paint Updates

The listing also highlights fresh exterior paint.

Exterior maintenance is especially important in a wooded setting because moisture, shade, snow, and vegetation can accelerate wear.

Fresh paint can improve appearance while helping protect exterior surfaces.

Buyers should still inspect the structure for rot, insect damage, or moisture issues.

Vinyl Windows

The cabin has vinyl windows.

Modern vinyl windows can provide better sealing and lower maintenance than deteriorated older wood windows.

For an electrically heated cabin, limiting drafts can help reduce energy use.

Buyers should inspect the windows for proper operation, seals, locks, screens, and any signs of condensation or leakage.

Electric Wall Furnace

Heating is provided by an electric wall furnace or wall heater.

For a 400-square-foot cabin, a compact electric heater may be adequate when the building is properly insulated.

Buyers planning winter use should confirm that the system can maintain comfortable temperatures during cold weather.

The cabin’s size can help keep heating requirements lower than those of a larger home.

New Electric Wall Heater

The seller specifically describes the electric wall heater as new.

This is another useful update.

A recently installed heating unit may reduce the likelihood of immediate replacement costs.

Buyers should confirm installation quality, electrical compatibility, thermostat operation, and rated heating capacity.

On-Demand Hot Water

The property includes a tankless on-demand water heater.

Instead of storing hot water continuously in a tank, an on-demand system heats water when it is needed.

For a small recreational property that may not be occupied every day, this setup can be practical.

It can reduce the need to keep a large storage tank heated while the cabin is vacant.

Updated Electrical Panel

The seller reports an updated electrical panel.

Electrical modernization is an important advantage in a cabin originally built in 1970.

An updated panel can provide safer and more useful electrical distribution than older equipment.

However, buyers should still consider inspection of the branch wiring, outlets, grounding, and any exterior electrical components.

Electricity Connected

The property already has connected electricity.

This is a major advantage compared with raw recreational land.

Bringing electrical service to a remote parcel can sometimes become expensive.

Here, electricity can support lighting, heating, hot water, appliances, charging devices, and other conveniences immediately.

New Well Pump

The property uses a private well, and the seller reports a new well pump.

The pump is one of the most important mechanical components in a private water system.

A newer pump can reduce one potential near-term replacement expense.

Buyers should still test water quality and confirm the condition of the pressure tank and other well components.

Private Well

With a private well, the owner is responsible for water supply rather than a municipal utility.

Water-quality testing is typically an important part of due diligence.

Buyers may also want to confirm well depth, flow, pressure, pump specifications, and historical performance if records are available.

Reliable water is essential even for a seasonal property.

Approved Septic System

Wastewater is handled through a private septic system.

The listing identifies the septic as approved.

This is useful information, but buyers should still determine its age, location, condition, maintenance history, and capacity.

A septic inspection can help identify potential issues before closing.

The Value of Existing Infrastructure

Existing infrastructure is a major reason this property may appeal to recreational buyers.

Starting with raw land could require:

• Clearing a building site
• Building a driveway
• Drilling a well
• Installing septic
• Extending electricity
• Constructing a cabin
• Adding a bathroom
• Installing heating and hot water

At 9152 Lyman Road Lot 30, many of those systems already exist.

That can save considerable time and complexity.

Five Wooded Acres

The property includes five wooded acres.

The listing indicates that all five acres are wooded.

Woodland provides privacy and can create a peaceful environment with less lawn mowing than open acreage.

Trees also offer shade, wildlife habitat, and seasonal scenery.

For many recreational-property buyers, mature woods are a major attraction.

Privacy Among Mature Trees

The wooded setting helps create natural separation from other properties.

Instead of relying on fences or dense landscaping, mature trees provide a buffer.

This can make the cabin feel more remote than its actual distance from services.

However, tree maintenance becomes part of ownership.

Dead or damaged trees near the cabin, driveway, power lines, well, or septic system should be monitored.

Pond on the Property

The property includes a pond, one of its most distinctive features.

The listing states that the cabin is perched on a knoll above the water.

A pond can create beautiful views and enhance the sense of privacy.

It may also attract wildlife and provide a natural focal point for the property.

Cabin Positioned Above the Pond

The seller emphasizes that the cabin sits just above the pond.

This positioning can make the water visible from parts of the property and create a stronger connection between the cabin and the landscape.

A small structure can feel much more spacious when it overlooks woods and water.

Pond Maintenance

Ponds can require maintenance depending on their size, depth, vegetation, and drainage.

Buyers may want to investigate:

• Seasonal water levels
• Erosion
• Aquatic vegetation
• Drainage
• Water quality
• Safety
• Any maintenance obligations

Any major modifications to the pond should be researched before work begins.

Gentle Sloping Terrain

The property is described as gently sloping, with broader topography listed as sloping.

This can provide visual interest and help create elevated views.

Slope can also affect drainage and driveway maintenance.

Buyers should observe where water moves during rainfall and snowmelt.

Cabin on a Knoll

The description of the cabin being located on a knoll suggests a slightly elevated building site.

Elevation can improve views and, when drainage is properly managed, may help move surface water away from the structure.

However, site conditions should be evaluated rather than assumed.

Private Road

The property is accessed by a private road.

This is an important detail that deserves careful investigation.

Private roads can involve shared maintenance responsibilities that are different from municipal roads.

Buyers should determine whether a written road agreement exists and who is responsible for upkeep.

Questions to Ask About the Private Road

Before purchasing, buyers should understand:

• Who owns the road?
• Is there a recorded easement?
• Who has the right to use it?
• Who pays for gravel and grading?
• Who clears snow?
• Who repairs washouts?
• Is access maintained year-round?
• Are costs shared among property owners?

These questions can be just as important as the condition of the cabin itself.

One of the Last Camps on the Road

The seller describes the cabin as being one of the last camps on the road.

This could mean less passing traffic and additional privacy.

For someone seeking quiet surroundings, being near the end of a private road can be particularly attractive.

The trade-off may be a longer stretch of road that needs winter maintenance.

Secluded but Not Completely Isolated

The seller emphasizes that the property is secluded but not too far from amenities.

This balance is valuable for recreational property.

Many buyers want quiet and privacy without having to travel an hour for groceries, fuel, hardware, or other everyday necessities.

Prospective buyers should test actual drive times to the places they would use regularly.

Gravel Driveway

The property includes a gravel driveway.

Gravel is common and practical for rural settings.

It can be relatively inexpensive to repair, but it does require periodic maintenance.

Possible upkeep includes adding stone, grading ruts, improving drainage, and clearing vegetation.

No Garage

There is no garage.

For a weekend cabin, this may not be a major concern.

However, buyers with vehicles, recreational gear, ATVs, tools, or outdoor equipment may want to consider storage needs.

The existing shed provides some additional space.

Storage Shed

The property includes a shed.

On a 400-square-foot cabin, external storage is especially valuable because interior space is limited.

The shed could be used for tools, maintenance supplies, outdoor furniture, or seasonal gear.

Its condition and security should be inspected.

No Laundry Facilities

There is currently no laundry setup.

For short stays, this may be perfectly acceptable.

For longer stays or full-time use, buyers may want to investigate whether adding laundry is feasible.

Installing laundry would require space, power, water supply, drainage, and septic considerations.

No Fireplace

The cabin has no fireplace.

Heating is provided electrically.

Some buyers may prefer this because fireplaces and wood stoves require chimneys, cleaning, fuel storage, and additional maintenance.

Others may consider adding one for ambiance.

Any new heating appliance would need appropriate installation and insurance consideration.

Built in 1970

The cabin was built in 1970.

The recent renovations improve several areas, but buyers should still inspect systems and materials that have not been specifically identified as new.

Important items include roof condition, foundation, framing, insulation, drainage, exterior materials, wiring beyond the panel, and plumbing.

No Zestimate Available

Zillow does not display a Zestimate for the property.

This is understandable for a unique rural cabin with only 400 square feet, five acres, a pond, and private-road access.

Automated valuation systems can struggle with unusual recreational properties.

Comparable sales from the local area may provide a more useful valuation reference.

Tax Assessed Value of $24,000

The property is reported to have a tax assessed value of $24,000.

That is substantially below the $74,900 asking price.

Tax assessment should not be confused with current market value.

Land, improvements, demand, and recreational appeal can cause sale prices to differ considerably from assessed values.

Annual Taxes of $1,239

Annual property taxes are reported at approximately $1,239.

That works out to around $103 per month when averaged over the year.

For a buyer considering a second home, these taxes should be added to insurance, electricity, septic maintenance, well upkeep, road expenses, and other operating costs.

Cash Purchase Terms

The listing specifies cash as the purchase term.

This can be important because very small cabins and recreational properties may not qualify easily for conventional mortgage financing.

The 400-square-foot size, private road, property classification, or other factors may affect lender eligibility.

Cash buyers should still complete normal due diligence.

Insurance Considerations

Insurance should be researched before closing.

Factors that may affect coverage include:

• Cabin size
• Rural location
• Private road
• Wooded surroundings
• Heating type
• Well and septic systems
• Distance to fire services
• Seasonal or second-home occupancy

A buyer planning to leave the cabin vacant for extended periods should explain that intended use to the insurer.

Video and Audio Surveillance

The listing states that the property is under video and audio surveillance.

Prospective buyers should be aware that visits may be recorded.

Showings should be arranged through the proper channels, and the property should not be entered without permission.

Potential Weekend Cabin

This property is naturally suited to use as a weekend cabin.

A buyer could arrive with basic supplies and have the essentials already available: shelter, bedroom, bathroom, water, electricity, heat, hot water, kitchenette, and outdoor space.

The woods and pond provide much of the entertainment.

Potential Seasonal Retreat

For buyers who want a place to use during spring, summer, and fall, the cabin could serve as a simple seasonal escape.

The relatively small interior is easy to open, clean, and maintain between visits.

Winterization should still be considered if the property will sit unused during freezing temperatures.

Potential Year-Round Cabin

Some buyers may consider year-round use.

Before doing so, they should evaluate:

• Winter road maintenance
• Heating capacity
• Insulation
• Well freeze protection
• Plumbing
• Snow removal
• Electrical reliability
• Emergency access

The cabin may be capable of winter use, but that should be confirmed rather than assumed.

Potential Hunting or Recreation Base

The wooded acreage could make the cabin useful as a recreational base.

Owners may enjoy hiking, wildlife observation, outdoor photography, or other permitted activities.

Any hunting should be conducted legally and safely, with consideration for neighboring land and applicable regulations.

Potential Writer’s or Artist’s Retreat

The property’s privacy may also appeal to writers, artists, or anyone looking for a quiet place to work.

A small cabin can encourage a simpler environment with fewer distractions.

The pond and wooded grounds may add inspiration and a sense of separation from everyday routines.

Internet Access Should Be Verified

The listing does not specify internet service.

Buyers who plan to work remotely should investigate available options before purchasing.

Depending on location, choices could include cable, fixed wireless, cellular hotspot, satellite, or another rural internet service.

Availability and speed should not be assumed.

Tiny-Home Lifestyle Appeal

The cabin may also appeal to buyers interested in a tiny-home lifestyle.

The 400-square-foot footprint encourages efficient use of space.

Instead of paying to maintain unused bedrooms and formal rooms, owners can focus on the outdoor environment.

The five acres effectively become part of the lifestyle space.

Low Interior Maintenance Compared With Larger Homes

A small cabin can offer several practical advantages.

There is less interior area to:

• Heat
• Paint
• Clean
• Furnish
• Repair
• Remodel
• Insure in some cases

That does not eliminate property maintenance, but it shifts much of the ownership experience toward land and outdoor systems.

Five Acres Still Require Maintenance

Even though the cabin is small, five acres still require attention.

Possible ongoing responsibilities include:

• Tree maintenance
• Driveway upkeep
• Private-road contributions
• Pond care
• Septic pumping
• Well servicing
• Exterior maintenance
• Snow removal
• Vegetation control
• Shed maintenance

Buyers should budget accordingly.

Strong Zillow Interest

According to the supplied listing information, the property has received approximately 1,628 Zillow views and 167 saves in seven days.

Those figures show meaningful online interest.

The low asking price, wooded acreage, pond, and recent renovations may help explain the attention.

However, online views and saves should never be treated as evidence of guaranteed value.

Why This Property Stands Out

The listing combines several desirable recreational features at one price point.

For $74,900, the buyer is considering:

• A 400-square-foot cabin
• One bedroom
• One full bathroom
• Five wooded acres
• Private pond
• Private road access
• Private well
• Approved septic
• Connected electricity
• New well pump
• Electric wall heater
• Tankless water heater
• Updated electrical panel
• New bathroom
• Vinyl windows
• Fresh interior and exterior paint
• Gravel driveway
• Storage shed

That combination is difficult to compare directly with ordinary residential listings.

Not a Typical House Purchase

This property should be evaluated as a recreational retreat, not as a conventional full-size single-family home.

Someone who values large kitchens, multiple bedrooms, garages, formal dining rooms, and extensive interior storage may find it too small.

Someone who values privacy, woods, water, simplicity, and low interior maintenance may see the 400-square-foot scale as an advantage.

Due Diligence Checklist

Before purchasing, a buyer should consider verifying:

• Property boundaries
• Pond location
• Private-road access rights
• Road-maintenance agreement
• Winter access
• Well condition
• Water quality
• Septic condition
• Electrical installation
• Heating system
• Tankless water heater
• Roof
• Foundation
• Exterior condition
• Drainage
• Insurance availability
• Shed condition
• Furnishings included in the sale

These items help define the property’s true condition and ownership costs.

Final Thoughts on 9152 Lyman Rd Lot 30, Cuba, New York

9152 Lyman Rd Lot 30, Cuba, NY 14727 offers a very specific kind of real-estate opportunity.

It is not a large family home.

It is not a suburban property with a manicured quarter-acre yard.

It is a small private cabin surrounded by five wooded acres, with a pond, well, septic, electricity, and enough recent improvements to make it potentially usable with far less immediate renovation than many low-priced rural properties.

At $74,900, the property includes approximately 400 square feet of interior living space, one bedroom, one full bathroom, a combined living and dining area, kitchenette, hardwood flooring, electric wall heat, and on-demand hot water.

The seller reports several important improvements, including a new well pump, updated electrical panel, new bathroom, vinyl windows, electric wall heater, tankless hot water, and fresh interior and exterior paint.

These upgrades make the listing more compelling than a completely primitive camp.

The land may be the greater attraction.

Five acres equals approximately 217,800 square feet, giving the buyer substantial wooded space around a very small structure.

The pond creates an additional natural feature, while the cabin’s elevated position above it may provide attractive views and a peaceful environment.

The private road and location near the end of that road strengthen the secluded feeling.

However, rural privacy comes with responsibilities.

A buyer should understand private-road maintenance, snow removal, driveway upkeep, well and septic systems, tree management, insurance, and pond care.

The cash-only purchase terms also mean buyers should not assume traditional mortgage financing is available.

Financially, reported annual taxes of approximately $1,239 are relatively modest compared with many full-size residential properties. Still, annual ownership expenses include much more than property taxes.

Electricity, insurance, well servicing, septic pumping, road expenses, snow removal, tree work, exterior maintenance, and other costs should all be included in the budget.

The property is likely to make the most sense for someone who wants a weekend getaway, seasonal retreat, outdoor recreation base, writing cabin, artist’s escape, or minimalist second home.

For full-time use, additional questions about winter access, heating, insulation, laundry, storage, and internet service become more important.

What makes this listing attractive is not the 400-square-foot cabin by itself.

It is the complete package: a small renovated living space, private utilities, existing electricity, five wooded acres, a pond, and a secluded setting at a price below $75,000.

Developing raw land with similar infrastructure could involve many separate projects and expenses. Here, much of that foundation is already in place.

With careful due diligence, a clear understanding of the private-road arrangement, inspections of the well and septic system, review of the cabin’s condition, and realistic expectations about rural property maintenance, 9152 Lyman Road Lot 30 could offer its next owner a peaceful Allegany County retreat where privacy, woods, water, and simplicity are the main attractions.

 

 

Listed on Zillow