Cattaraugus County, NY · Sold

NY-247717

1080 County Road 307

$376,800

$2,558/ac · 147 ac

Offer report Market this tract

Acreage147 ac

Price per acre$2,558/ac

ZoningMixed Use

Road accessGravel

UtilitiesOff grid

TopographyWooded

ListedNov 17, 2024

Coordinates42.2493, -78.5631

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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

4 items to verify before you offer.

Risk index

Low risk

Wetlands19.9% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope7.3%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessDeeded frontage

2,232 ft of deeded road frontage.

Power8,930 ft away

A long utility run — price in solar/off-grid instead.

Buildable area112.10 of 147.31 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$426,638

$345,125 – $508,151 · $2,896/ac on 147 ac

Asking vs estimate

-11.7%

Priced below the comp set

Weighted from 9 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 $376,800

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$243,793

$1,655/ac · +30.0% target margin

You need $133,007 off asking to hit this margin.

All-in cost$264,515

Net resale$392,507

Projected profit$127,992

ROI+48.4%

Annualized+69.2%

Break-even resale$1,952/ac

Profit if resale lands off target

-20%

$49,490

-10%

$88,741

$127,992

+10%

$167,242

+20%

$206,493

Comparable sales9 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
NY-808031 Gravel · Off grid	184.9	Jul 27, 2026	$573,400	3,101	3,305	8.3 mi	84
NY-146977 Dirt · Full utilities	86.2	Jul 27, 2026	$363,300	4,216	2,990	8.8 mi	79
NY-557927 Gravel · Off grid	171.5	Sep 21, 2024	$472,700	2,756	3,100	1.8 mi	78
NY-238337 Gravel · Power at road	230.8	Nov 6, 2025	$540,500	2,341	2,325	2.1 mi	77
NY-158196 Landlocked · Full utilities	208.4	Jun 11, 2026	$653,600	3,136	3,559	10.5 mi	75
NY-596345 Dirt · Power at road	54.5	Apr 5, 2026	$124,500	2,284	1,808	7.9 mi	66
NY-209014 Landlocked · Off grid	376.9	Oct 27, 2025	$438,900	1,164	2,309	7.7 mi	66
NY-276676 Gravel · Full utilities	69.3	Dec 2, 2024	$384,400	5,547	3,440	5.7 mi	65
NY-686070 Dirt · Full utilities	44.7	Sep 6, 2025	$216,900	4,856	3,101	9.4 mi	59

Show adjustment detail for the top comp

Tract size (184.93 ac → 147.31 ac)+6.4%

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