Comparable sales & offer analysis
Parcel NY-808031
Cattaraugus County, NY · 185 ac · Residential · Gravel · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$621,900
Adjusted value
$482,270
Value range
$381,781–$582,760
Comp $/acre
$2,608/ac
Weighted from 8 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +29.0% versus the adjusted value.
Offer position
Max allowable offer
$275,583
Offer $/acre
$1,490/ac
Projected profit
$144,681
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 | 3,365 | 84 |
| NY-247717 | 147.3 | Jan 21, 2026 | $341,400 | 2,317 | 2,243 | 79 |
| NY-238337 | 230.8 | Nov 6, 2025 | $540,500 | 2,341 | 2,198 | 77 |
| NY-557927 | 171.5 | Sep 21, 2024 | $472,700 | 2,756 | 2,930 | 75 |
| NY-146977 | 86.2 | Jul 27, 2026 | $363,300 | 4,216 | 2,827 | 72 |
| NY-209014 | 376.9 | Oct 27, 2025 | $438,900 | 1,164 | 2,183 | 66 |
| NY-276676 | 69.3 | Dec 2, 2024 | $384,400 | 5,547 | 3,252 | 63 |
| NY-596345 | 54.5 | Apr 5, 2026 | $124,500 | 2,284 | 1,710 | 61 |
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.