NY-146151
9005 County Road 395
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.
Steuben County, New York. Upstate and Southern Tier acreage well below downstate expectations.
View Steuben 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.
755 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 8 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 $86,415 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| NY-466324 Dirt · Power at road | 53.7 | Sep 27, 2025 | $170,400 | 3,174 | 3,336 | 6.4 mi | 80 |
| NY-865719 Paved · Full utilities | 34.6 | Jul 27, 2026 | $392,100 | 11,318 | 6,323 | 12.0 mi | 76 |
| NY-375651 Dirt · Off grid | 33.0 | Jan 21, 2025 | $110,000 | 3,336 | 3,871 | 9.7 mi | 73 |
| NY-387469 Landlocked · Off grid | 123.1 | Jun 8, 2025 | $277,000 | 2,250 | 4,322 | 5.2 mi | 69 |
| NY-425873 Landlocked · Off grid | 38.7 | Jul 27, 2024 | $113,500 | 2,930 | 4,506 | 10.9 mi | 69 |
| NY-256092 Paved · Power at road | 45.4 | May 21, 2024 | $447,800 | 9,867 | 7,711 | 11.5 mi | 69 |
| NY-667728 Gravel · Power at road | 148.5 | Sep 23, 2025 | $673,200 | 4,534 | 5,225 | 5.7 mi | 65 |
| NY-887301 Dirt · Power at road | 109.0 | Apr 5, 2025 | $291,400 | 2,674 | 3,371 | 11.6 mi | 64 |
Show adjustment detail for the top comp
- Tract size (53.7 ac → 47.37 ac)+2.5%
- Access (Dirt → Gravel)+16.3%
- Utilities (Power at road → Off grid)-15.0%
- Market time (11 mo)+3.7%
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.