Comparable sales & offer analysis
Parcel NY-209014
Cattaraugus County, NY · 377 ac · Unzoned · Landlocked · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$422,800
Adjusted value
$589,210
Value range
$467,401–$711,019
Comp $/acre
$1,563/ac
Weighted from 8 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -28.2% versus the adjusted value.
Offer position
Max allowable offer
$336,691
Offer $/acre
$893/ac
Projected profit
$176,763
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-999785 | 658.9 | Jul 27, 2026 | $1,058,400 | 1,606 | 1,098 | 83 |
| NY-158196 | 208.4 | Jun 11, 2026 | $653,600 | 3,136 | 1,855 | 78 |
| NY-359846 | 688.7 | Jul 27, 2026 | $2,104,900 | 3,056 | 1,800 | 76 |
| NY-808031 | 184.9 | Jul 27, 2026 | $573,400 | 3,101 | 1,723 | 73 |
| NY-238337 | 230.8 | Nov 6, 2025 | $540,500 | 2,341 | 1,212 | 70 |
| NY-247717 | 147.3 | Jan 21, 2026 | $341,400 | 2,317 | 1,237 | 68 |
| NY-559877 | 704.4 | Jul 24, 2024 | $1,611,100 | 2,287 | 2,018 | 65 |
| NY-557927 | 171.5 | Sep 21, 2024 | $472,700 | 2,756 | 1,616 | 63 |
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.