NY-393492
2089 County Road 389
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.
Sullivan County, New York. Upstate and Southern Tier acreage well below downstate expectations.
View Sullivan market data →Step 1 · Is this a deal?
3 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.
237 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 7 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 $34,471 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| NY-944339 Gravel · Full utilities | 12.8 | May 14, 2026 | $161,700 | 12,684 | 11,557 | 5.9 mi | 76 |
| NY-414120 Dirt · Off grid | 10.9 | Aug 10, 2025 | $64,700 | 5,948 | 9,197 | 3.5 mi | 75 |
| NY-733425 Gravel · Off grid | 6.6 | May 28, 2024 | $44,700 | 6,800 | 9,150 | 4.3 mi | 73 |
| NY-512521 Dirt · Power at road | 3.4 | Sep 20, 2025 | $23,300 | 6,821 | 8,368 | 3.2 mi | 71 |
| NY-542578 Dirt · Off grid | 3.6 | Aug 6, 2025 | $20,900 | 5,866 | 8,520 | 2.9 mi | 71 |
| NY-315146 Landlocked · Off grid | 22.9 | Dec 23, 2024 | $132,300 | 5,786 | 12,599 | 2.5 mi | 65 |
| NY-944730 Dirt · Power at road | 16.9 | Jun 3, 2024 | $107,100 | 6,332 | 9,114 | 4.0 mi | 63 |
Show adjustment detail for the top comp
- Tract size (12.75 ac → 6.9 ac)+4.8%
- Access (Gravel → Dirt)-14.0%
- Market time (3 mo)+1.1%
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.