Comparable sales & offer analysis
Parcel NY-596345
Cattaraugus County, NY · 54.52 ac · Unzoned · Dirt · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$148,800
Adjusted value
$224,580
Value range
$195,209–$253,950
Comp $/acre
$4,119/ac
Weighted from 8 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -33.7% versus the adjusted value.
Offer position
Max allowable offer
$128,331
Offer $/acre
$2,354/ac
Projected profit
$67,374
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-146977 | 86.2 | Jul 27, 2026 | $363,300 | 4,216 | 3,856 | 79 |
| NY-686070 | 44.7 | Sep 6, 2025 | $216,900 | 4,856 | 3,998 | 79 |
| NY-894979 | 20.3 | Jan 5, 2026 | $122,500 | 6,045 | 4,327 | 72 |
| NY-276676 | 69.3 | Dec 2, 2024 | $384,400 | 5,547 | 4,435 | 66 |
| NY-808031 | 184.9 | Jul 27, 2026 | $573,400 | 3,101 | 4,262 | 64 |
| NY-247717 | 147.3 | Jan 21, 2026 | $341,400 | 2,317 | 3,059 | 64 |
| NY-557927 | 171.5 | Sep 21, 2024 | $472,700 | 2,756 | 3,997 | 57 |
| NY-954879 | 18.9 | Feb 10, 2024 | $70,800 | 3,754 | 5,208 | 55 |
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.