Comparable sales & offer analysis
Parcel NY-999785
Cattaraugus County, NY · 659 ac · Unzoned · Paved · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$1,208,200
Adjusted value
$1,571,842
Value range
$1,245,862–$1,897,821
Comp $/acre
$2,385/ac
Weighted from 5 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -23.1% versus the adjusted value.
Offer position
Max allowable offer
$898,195
Offer $/acre
$1,363/ac
Projected profit
$471,552
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-359846 | 688.7 | Jul 27, 2026 | $2,104,900 | 3,056 | 2,639 | 88 |
| NY-209014 | 376.9 | Oct 27, 2025 | $438,900 | 1,164 | 1,765 | 77 |
| NY-559877 | 704.4 | Jul 24, 2024 | $1,611,100 | 2,287 | 2,958 | 73 |
| NY-158196 | 208.4 | Jun 11, 2026 | $653,600 | 3,136 | 2,720 | 70 |
| NY-238337 | 230.8 | Nov 6, 2025 | $540,500 | 2,341 | 1,777 | 66 |
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.