Comparable sales & offer analysis
Parcel NY-954879
Cattaraugus County, NY · 18.85 ac · Mixed Use · Landlocked · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$79,600
Adjusted value
$57,966
Value range
$47,323–$68,608
Comp $/acre
$3,075/ac
Weighted from 8 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +37.3% versus the adjusted value.
Offer position
Max allowable offer
$33,123
Offer $/acre
$1,757/ac
Projected profit
$17,390
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 |
|---|---|---|---|---|---|---|
| NY-794406 | 13.4 | Jul 27, 2026 | $50,200 | 3,750 | 3,092 | 80 |
| NY-894979 | 20.3 | Jan 5, 2026 | $122,500 | 6,045 | 3,466 | 76 |
| NY-393996 | 9.9 | Sep 19, 2025 | $32,400 | 3,258 | 2,710 | 68 |
| NY-596345 | 54.5 | Apr 5, 2026 | $124,500 | 2,284 | 1,868 | 65 |
| NY-833250 | 5.8 | Jun 18, 2025 | $30,500 | 5,264 | 3,973 | 64 |
| NY-686070 | 44.7 | Sep 6, 2025 | $216,900 | 4,856 | 3,202 | 63 |
| NY-263693 | 8.0 | Feb 15, 2024 | $48,500 | 6,078 | 2,951 | 62 |
| NY-763982 | 9.8 | Jul 24, 2024 | $67,100 | 6,822 | 3,307 | 61 |
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.