NY-984431
5631 County Road 186
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.
Essex County, New York. Upstate and Southern Tier acreage well below downstate expectations.
View Essex market data →Step 1 · Is this a deal?
1 item to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
487 ft of deeded road frontage.
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 $33,941 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| NY-514874 Gravel · Off grid | 18.8 | Jul 27, 2026 | $84,200 | 4,482 | 5,493 | 10.3 mi | 79 |
| NY-493818 Dirt · Power at road | 8.7 | Apr 4, 2026 | $32,800 | 3,758 | 4,283 | 7.0 mi | 74 |
| NY-813052 Dirt · Off grid | 5.0 | May 27, 2026 | $20,800 | 4,146 | 5,351 | 2.5 mi | 73 |
| NY-755734 Dirt · Off grid | 35.0 | Jul 27, 2026 | $70,100 | 2,002 | 3,129 | 9.2 mi | 71 |
| NY-954448 Gravel · Power at road | 13.8 | Dec 7, 2024 | $52,900 | 3,835 | 4,125 | 13.2 mi | 70 |
| NY-102820 Dirt · Full utilities | 4.2 | Mar 1, 2026 | $23,000 | 5,426 | 4,893 | 10.5 mi | 67 |
| NY-552820 Paved · Power at road | 4.2 | Jan 20, 2025 | $23,500 | 5,550 | 4,653 | 6.3 mi | 65 |
| NY-232780 Gravel · Off grid | 4.1 | Oct 15, 2024 | $28,200 | 6,850 | 8,047 | 3.9 mi | 65 |
| NY-333857 Gravel · Full utilities | 9.0 | Feb 22, 2024 | $66,300 | 7,370 | 6,454 | 8.3 mi | 63 |
| NY-443203 Dirt · Full utilities | 5.6 | Nov 23, 2025 | $23,000 | 4,109 | 3,792 | 12.0 mi | 62 |
Show adjustment detail for the top comp
- Tract size (18.78 ac → 13.63 ac)+3.6%
- Access (Gravel → Paved)+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.