NY-465080
2838 County Road 165
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.
Erie County, New York. Upstate and Southern Tier acreage well below downstate expectations.
View Erie market data →Step 1 · Is this a deal?
No material red flags on the mapped layers.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
410 ft of deeded road frontage.
Power at or near the road.
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 $56,792 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| NY-245254 Dirt · Full utilities | 24.7 | Jul 24, 2026 | $101,800 | 4,114 | 4,001 | 6.4 mi | 87 |
| NY-575060 Dirt · Power at road | 21.5 | Nov 23, 2025 | $105,000 | 4,887 | 5,845 | 10.1 mi | 83 |
| NY-434675 Landlocked · Off grid | 16.3 | Aug 22, 2025 | $78,000 | 4,798 | 8,336 | 8.3 mi | 76 |
| NY-764708 Dirt · Off grid | 16.7 | Feb 28, 2026 | $91,500 | 5,491 | 7,405 | 8.0 mi | 75 |
| NY-895315 Paved · Off grid | 25.9 | Jan 26, 2025 | $198,000 | 7,658 | 8,331 | 1.9 mi | 75 |
| NY-965837 Landlocked · Power at road | 37.7 | Oct 30, 2025 | $118,800 | 3,148 | 5,212 | 3.1 mi | 74 |
| NY-175453 Gravel · Power at road | 28.6 | Dec 18, 2024 | $199,700 | 6,991 | 7,777 | 11.1 mi | 72 |
| NY-515013 Paved · Power at road | 20.8 | Mar 1, 2024 | $173,400 | 8,350 | 7,757 | 9.4 mi | 71 |
| NY-244052 Dirt · Off grid | 10.4 | Jul 27, 2026 | $57,900 | 5,585 | 7,068 | 12.0 mi | 70 |
| NY-715668 Gravel · Off grid | 33.4 | Jun 5, 2025 | $192,000 | 5,751 | 7,580 | 11.2 mi | 69 |
Show adjustment detail for the top comp
- Tract size (24.74 ac → 21.81 ac)+1.8%
- Access (Dirt → Gravel)+16.3%
- 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.