NY-737346
2120 County Road 85
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.
Monroe County, New York. Upstate and Southern Tier acreage well below downstate expectations.
View Monroe market data →Step 1 · Is this a deal?
4 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.
2,479 ft of deeded road frontage.
Service extension needed; get a utility quote.
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 $327,942 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| NY-168679 Dirt · Power at road | 295.7 | Jul 27, 2026 | $847,500 | 2,866 | 4,388 | 2.9 mi | 76 |
| NY-957513 Dirt · Off grid | 127.1 | Sep 4, 2025 | $557,300 | 4,386 | 6,488 | 8.6 mi | 76 |
| NY-357605 Gravel · Power at road | 135.8 | Aug 5, 2024 | $678,200 | 4,993 | 5,734 | 10.5 mi | 71 |
| NY-536374 Paved · Off grid | 55.7 | May 1, 2025 | $488,400 | 8,771 | 7,898 | 11.4 mi | 70 |
| NY-268723 Dirt · Off grid | 305.3 | Jul 27, 2026 | $895,300 | 2,933 | 5,331 | 7.7 mi | 70 |
| NY-238454 Dirt · Power at road | 251.3 | Jul 27, 2026 | $1,213,300 | 4,829 | 7,054 | 9.9 mi | 69 |
| NY-236792 Dirt · Power at road | 75.4 | Feb 15, 2025 | $442,200 | 5,867 | 6,637 | 6.4 mi | 67 |
| NY-836015 Gravel · Power at road | 42.9 | Feb 2, 2026 | $355,200 | 8,273 | 6,883 | 12.8 mi | 67 |
| NY-755835 Gravel · Full utilities | 37.7 | Sep 30, 2025 | $288,300 | 7,650 | 5,165 | 3.1 mi | 64 |
| NY-338313 Dirt · Full utilities | 226.8 | Apr 2, 2024 | $931,500 | 4,106 | 5,238 | 3.0 mi | 62 |
Show adjustment detail for the top comp
- Tract size (295.72 ac → 112.59 ac)+30.3%
- Access (Dirt → Paved)+37.2%
- Utilities (Power at road → Off grid)-15.0%
- Market time (2 mo)+0.8%
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.