NY-874952
3171 County Road 208
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Monroe County, New York. Upstate and Southern Tier acreage well below downstate expectations.
View Monroe market data →Step 1 · Is this a deal?
5 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
Access by easement; pull and read the recorded document.
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 $73,688 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| NY-665054 Landlocked · Full utilities | 21.4 | May 20, 2026 | $201,100 | 9,397 | 9,819 | 4.0 mi | 83 |
| NY-185314 Dirt · Power at road | 25.8 | Jul 27, 2026 | $225,500 | 8,726 | 8,961 | 7.9 mi | 79 |
| NY-875500 Landlocked · Off grid | 29.6 | Jun 2, 2026 | $178,700 | 6,045 | 9,490 | 5.8 mi | 79 |
| NY-993706 Paved · Power at road | 8.1 | Mar 17, 2026 | $103,300 | 12,811 | 8,611 | 3.4 mi | 74 |
| NY-755835 Gravel · Full utilities | 37.7 | Sep 30, 2025 | $288,300 | 7,650 | 6,093 | 2.8 mi | 73 |
| NY-836015 Gravel · Power at road | 42.9 | Feb 2, 2026 | $355,200 | 8,273 | 8,119 | 9.9 mi | 70 |
| NY-945932 Paved · Power at road | 40.4 | Apr 25, 2025 | $392,600 | 9,714 | 8,243 | 6.3 mi | 69 |
| NY-213631 Gravel · Power at road | 7.6 | Jul 17, 2024 | $61,000 | 7,994 | 6,752 | 8.6 mi | 65 |
| NY-536374 Paved · Off grid | 55.7 | May 1, 2025 | $488,400 | 8,771 | 9,317 | 9.3 mi | 61 |
| NY-235916 Dirt · Power at road | 40.0 | Dec 12, 2023 | $285,800 | 7,152 | 8,764 | 6.6 mi | 60 |
Show adjustment detail for the top comp
- Tract size (21.4 ac → 19.88 ac)+1.0%
- Access (Landlocked → Gravel)+47.1%
- Utilities (Full utilities → Off grid)-30.3%
- Market time (3 mo)+1.0%
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.