Comparable sales & offer analysis
Parcel NY-322501
Cattaraugus County, NY · 3.37 ac · Recreational · Paved · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$26,400
Adjusted value
$20,093
Value range
$17,038–$23,147
Comp $/acre
$5,962/ac
Weighted from 7 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +31.4% versus the adjusted value.
Offer position
Max allowable offer
$11,482
Offer $/acre
$3,407/ac
Projected profit
$6,028
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-762333 | 3.0 | Jun 9, 2026 | $12,100 | 4,052 | 5,581 | 88 |
| NY-942921 | 4.6 | Dec 20, 2025 | $20,800 | 4,556 | 4,748 | 75 |
| NY-991888 | 2.2 | Mar 19, 2025 | $13,100 | 6,042 | 6,324 | 74 |
| NY-833250 | 5.8 | Jun 18, 2025 | $30,500 | 5,264 | 7,747 | 69 |
| NY-393996 | 9.9 | Sep 19, 2025 | $32,400 | 3,258 | 5,284 | 62 |
| NY-763982 | 9.8 | Jul 24, 2024 | $67,100 | 6,822 | 6,450 | 60 |
| NY-263693 | 8.0 | Feb 15, 2024 | $48,500 | 6,078 | 5,756 | 56 |
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.