Cattaraugus County, NY · Sold

NY-557927

6853 County Road 161

$472,700

$2,756/ac · 172 ac

Offer report Market this tract

Acreage172 ac

Price per acre$2,756/ac

ZoningRecreational

Road accessGravel

UtilitiesOff grid

TopographyRolling

ListedSep 10, 2023

Coordinates42.2237, -78.5608

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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

1 item to verify before you offer.

Risk index

Low risk

Wetlands0.1% of tract

Little to no mapped wetland coverage.

Average slope6.6%

Gentle grade, straightforward to develop.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

2,152 ft of deeded road frontage.

Power4,492 ft away

Service extension needed; get a utility quote.

Buildable area162.77 of 171.51 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$456,785

$359,476 – $554,094 · $2,663/ac on 172 ac

Asking vs estimate

+3.5%

In line with 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 $472,700

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$261,020

$1,522/ac · +30.0% target margin

You need $211,680 off asking to hit this margin.

All-in cost$283,207

Net resale$420,242

Projected profit$137,036

ROI+48.4%

Annualized+69.2%

Break-even resale$1,795/ac

Profit if resale lands off target

-20%

$52,987

-10%

$95,011

$137,036

+10%

$179,060

+20%

$221,084

Comparable sales8 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
NY-808031 Gravel · Off grid	184.9	Jul 27, 2026	$573,400	3,101	3,172	9.1 mi	87
NY-247717 Gravel · Off grid	147.3	Jan 21, 2026	$341,400	2,317	2,277	1.8 mi	85
NY-238337 Gravel · Power at road	230.8	Nov 6, 2025	$540,500	2,341	2,232	3.2 mi	83
NY-158196 Landlocked · Full utilities	208.4	Jun 11, 2026	$653,600	3,136	3,416	11.2 mi	77
NY-146977 Dirt · Full utilities	86.2	Jul 27, 2026	$363,300	4,216	2,870	8.1 mi	73
NY-209014 Landlocked · Off grid	376.9	Oct 27, 2025	$438,900	1,164	2,216	6.3 mi	68
NY-276676 Gravel · Full utilities	69.3	Dec 2, 2024	$384,400	5,547	3,302	7.3 mi	67
NY-596345 Dirt · Power at road	54.5	Apr 5, 2026	$124,500	2,284	1,736	6.4 mi	66

Show adjustment detail for the top comp

Tract size (184.93 ac → 171.51 ac)+2.1%

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