Comparable sales & offer analysis
Parcel NY-808031
Cattaraugus County, NY · 185 ac · Residential · Gravel · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$621,900
Adjusted value
$479,554
Value range
$379,541–$579,567
Comp $/acre
$2,593/ac
Weighted from 8 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +29.7% versus the adjusted value.
Offer position
Max allowable offer
$274,031
Offer $/acre
$1,482/ac
Projected profit
$143,866
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-158196 | 208.4 | Jun 11, 2026 | $653,600 | 3,136 | 3,346 | 85 |
| NY-247717 | 147.3 | Jan 21, 2026 | $341,400 | 2,317 | 2,231 | 80 |
| NY-238337 | 230.8 | Nov 6, 2025 | $540,500 | 2,341 | 2,186 | 78 |
| NY-557927 | 171.5 | Sep 21, 2024 | $472,700 | 2,756 | 2,915 | 75 |
| NY-146977 | 86.2 | Jul 27, 2026 | $363,300 | 4,216 | 2,811 | 73 |
| NY-209014 | 376.9 | Oct 27, 2025 | $438,900 | 1,164 | 2,171 | 67 |
| NY-276676 | 69.3 | Dec 2, 2024 | $384,400 | 5,547 | 3,235 | 63 |
| NY-596345 | 54.5 | Apr 5, 2026 | $124,500 | 2,284 | 1,700 | 62 |
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.