Cattaraugus County, NY · Sold

NY-596345

2005 County Road 397

$148,800

$2,729/ac · 54.52 ac

Offer report Market this tract

Acreage54.52 ac

Price per acre$2,729/ac

ZoningUnzoned

Road accessDirt

UtilitiesPower at road

TopographyFlat

ListedMar 24, 2025

Coordinates42.1438, -78.6243

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County GIS boundary

We do not yet have an active public ArcGIS connection for this county. Use the official source link to verify the parcel boundary and flood/zoning layers.

County market

Cattaraugus County, New York. Upstate and Southern Tier acreage well below downstate expectations.

View Cattaraugus market data →

Step 1 · Is this a deal?

Due diligence

3 items to verify before you offer.

Risk index

Low risk

Wetlands29.9% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope1.4%

Gentle grade, straightforward to develop.

Flood zoneA

Inside the 100-year floodplain — insurance and elevation apply.

Legal accessDeeded frontage

1,839 ft of deeded road frontage.

Power74 ft away

Power at or near the road.

Buildable area36.31 of 54.52 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$223,310

$194,095 – $252,526 · $4,096/ac on 54.52 ac

Asking vs estimate

-33.4%

Priced below the comp set

Weighted from 8 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.

AI deal brief

Comps, diligence flags, an offer number and what to ask the seller.

Offer calculatorAsking $148,800

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$127,606

$2,341/ac · +30.0% target margin

You need $21,194 off asking to hit this margin.

All-in cost$138,453

Net resale$205,445

Projected profit$66,993

ROI+48.4%

Annualized+69.2%

Break-even resale$2,760/ac

Profit if resale lands off target

-20%

$25,904

-10%

$46,448

$66,993

+10%

$87,537

+20%

$108,082

Comparable sales8 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
NY-146977 Dirt · Full utilities	86.2	Jul 27, 2026	$363,300	4,216	3,835	5.0 mi	81
NY-686070 Dirt · Full utilities	44.7	Sep 6, 2025	$216,900	4,856	3,977	2.5 mi	79
NY-894979 Dirt · Full utilities	20.3	Jan 5, 2026	$122,500	6,045	4,303	6.0 mi	73
NY-276676 Gravel · Full utilities	69.3	Dec 2, 2024	$384,400	5,547	4,412	12.2 mi	66
NY-808031 Gravel · Off grid	184.9	Jul 27, 2026	$573,400	3,101	4,238	10.7 mi	65
NY-247717 Gravel · Off grid	147.3	Jan 21, 2026	$341,400	2,317	3,043	7.9 mi	65
NY-557927 Gravel · Off grid	171.5	Sep 21, 2024	$472,700	2,756	3,976	6.4 mi	57
NY-954879 Landlocked · Off grid	18.9	Feb 10, 2024	$70,800	3,754	5,182	8.5 mi	55

Show adjustment detail for the top comp

Tract size (86.18 ac → 54.52 ac)+10.7%
Utilities (Full utilities → Power at road)-18.0%

Step 3 · Market it

Turn this underwriting into a listing

Generate a comp-priced headline, listing description, land-group post and cash-buyer email for this tract — then post it to the investor marketplace.

Build the listing kit Post a deal or JV