Comparable sales & offer analysis
Parcel NY-686070
Cattaraugus County, NY · 44.67 ac · Agricultural · Dirt · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$205,600
Adjusted value
$215,549
Value range
$165,839–$265,260
Comp $/acre
$4,825/ac
Weighted from 7 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -4.6% versus the adjusted value.
Offer position
Max allowable offer
$123,171
Offer $/acre
$2,757/ac
Projected profit
$64,665
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-596345 | 54.5 | Apr 5, 2026 | $124,500 | 2,284 | 2,960 | 83 |
| NY-146977 | 86.2 | Jul 27, 2026 | $363,300 | 4,216 | 4,895 | 79 |
| NY-894979 | 20.3 | Jan 5, 2026 | $122,500 | 6,045 | 5,492 | 70 |
| NY-794406 | 13.4 | Jul 27, 2026 | $50,200 | 3,750 | 4,901 | 68 |
| NY-276676 | 69.3 | Dec 2, 2024 | $384,400 | 5,547 | 5,629 | 64 |
| NY-247717 | 147.3 | Jan 21, 2026 | $341,400 | 2,317 | 3,883 | 61 |
| NY-954879 | 18.9 | Feb 10, 2024 | $70,800 | 3,754 | 6,611 | 57 |
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.