NY-822813
7085 County Road 295
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?
No material red flags on the mapped layers.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
299 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 $5,988 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| NY-102820 Dirt · Full utilities | 4.2 | Mar 1, 2026 | $23,000 | 5,426 | 5,532 | 3.2 mi | 88 |
| NY-932479 Landlocked · Power at road | 3.3 | Jul 27, 2026 | $8,300 | 2,514 | 3,855 | 4.2 mi | 83 |
| NY-813052 Dirt · Off grid | 5.0 | May 27, 2026 | $20,800 | 4,146 | 6,050 | 10.6 mi | 80 |
| NY-443203 Dirt · Full utilities | 5.6 | Nov 23, 2025 | $23,000 | 4,109 | 4,288 | 6.0 mi | 79 |
| NY-292093 Gravel · Power at road | 2.5 | Jul 27, 2026 | $15,700 | 6,251 | 6,466 | 4.0 mi | 78 |
| NY-452499 Dirt · Off grid | 3.4 | Aug 4, 2025 | $9,600 | 2,862 | 4,252 | 4.0 mi | 77 |
| NY-493818 Dirt · Power at road | 8.7 | Apr 4, 2026 | $32,800 | 3,758 | 4,843 | 6.7 mi | 77 |
| NY-361746 Dirt · Off grid | 1.9 | Jun 10, 2026 | $7,600 | 3,909 | 5,531 | 3.6 mi | 76 |
| NY-421964 Gravel · Off grid | 2.3 | Jul 27, 2026 | $8,600 | 3,754 | 4,559 | 5.1 mi | 75 |
| NY-552820 Paved · Power at road | 4.2 | Jan 20, 2025 | $23,500 | 5,550 | 5,261 | 8.7 mi | 73 |
Show adjustment detail for the top comp
- Market time (6 mo)+1.9%
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.