NY-434675
743 County Road 73
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Erie County, New York. Upstate and Southern Tier acreage well below downstate expectations.
View Erie market data →Step 1 · Is this a deal?
5 items to verify before you offer.
Heavy wetland coverage — assume a delineation and permitting delay.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
No legal access of record — resale is severely limited.
A long utility run — price in solar/off-grid instead.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 10 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.
Comps, diligence flags, an offer number and what to ask the seller.
You need $38,142 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| NY-465080 Gravel · Power at road | 21.8 | Jul 27, 2026 | $119,800 | 5,494 | 3,300 | 8.3 mi | 83 |
| NY-245254 Dirt · Full utilities | 24.7 | Jul 24, 2026 | $101,800 | 4,114 | 2,398 | 5.7 mi | 82 |
| NY-764708 Dirt · Off grid | 16.7 | Feb 28, 2026 | $91,500 | 5,491 | 4,438 | 8.7 mi | 81 |
| NY-244052 Dirt · Off grid | 10.4 | Jul 27, 2026 | $57,900 | 5,585 | 4,236 | 3.7 mi | 81 |
| NY-575060 Dirt · Power at road | 21.5 | Nov 23, 2025 | $105,000 | 4,887 | 3,503 | 4.6 mi | 80 |
| NY-715668 Gravel · Off grid | 33.4 | Jun 5, 2025 | $192,000 | 5,751 | 4,543 | 2.9 mi | 69 |
| NY-895315 Paved · Off grid | 25.9 | Jan 26, 2025 | $198,000 | 7,658 | 4,993 | 7.0 mi | 69 |
| NY-965837 Landlocked · Power at road | 37.7 | Oct 30, 2025 | $118,800 | 3,148 | 3,124 | 8.4 mi | 68 |
| NY-515013 Paved · Power at road | 20.8 | Mar 1, 2024 | $173,400 | 8,350 | 4,649 | 5.9 mi | 67 |
| NY-175453 Gravel · Power at road | 28.6 | Dec 18, 2024 | $199,700 | 6,991 | 4,661 | 3.5 mi | 67 |
Show adjustment detail for the top comp
- Tract size (21.81 ac → 16.26 ac)+3.7%
- Access (Gravel → Landlocked)-32.0%
- Utilities (Power at road → Off grid)-15.0%
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.