Comparable sales & offer analysis
Parcel PA-836071
Butler County, PA · 40.64 ac · Recreational · Dirt · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$311,300
Adjusted value
$256,549
Value range
$213,796–$299,303
Comp $/acre
$6,313/ac
Weighted from 8 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +21.3% versus the adjusted value.
Offer position
Max allowable offer
$146,600
Offer $/acre
$3,607/ac
Projected profit
$76,965
Annualized ROI
+69.2%
Assumes a 30% target margin, 9-month hold, 4% closing costs, 6% annual carry and 8% selling costs.
Comparable sales
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Match |
|---|---|---|---|---|---|---|
| PA-696163 | 43.4 | Jul 27, 2026 | $355,500 | 8,184 | 6,105 | 84 |
| PA-975072 | 19.7 | Jul 27, 2026 | $211,700 | 10,742 | 6,741 | 77 |
| PA-224927 | 17.7 | Feb 22, 2026 | $185,500 | 10,458 | 6,593 | 75 |
| PA-955040 | 19.3 | Jul 27, 2026 | $127,800 | 6,637 | 4,344 | 74 |
| PA-814944 | 18.0 | Jan 29, 2025 | $113,200 | 6,304 | 5,961 | 67 |
| PA-415421 | 25.4 | Mar 26, 2024 | $193,600 | 7,629 | 8,391 | 64 |
| PA-457610 | 123.9 | Sep 10, 2025 | $860,600 | 6,944 | 6,784 | 62 |
| PA-344468 | 12.7 | Jun 19, 2025 | $113,100 | 8,881 | 5,810 | 60 |
Prepared with LandPilot. Values are model estimates derived from recorded sales and procedural market data, not an appraisal. Verify title, access and zoning independently before contracting.