Comparable sales & offer analysis
Parcel NY-247717
Cattaraugus County, NY · 147 ac · Mixed Use · Gravel · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$376,800
Adjusted value
$428,999
Value range
$347,103–$510,894
Comp $/acre
$2,912/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -12.2% versus the adjusted value.
Offer position
Max allowable offer
$245,142
Offer $/acre
$1,664/ac
Projected profit
$128,700
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-808031 | 184.9 | Jul 27, 2026 | $573,400 | 3,101 | 3,323 | 83 |
| NY-557927 | 171.5 | Sep 21, 2024 | $472,700 | 2,756 | 3,116 | 78 |
| NY-146977 | 86.2 | Jul 27, 2026 | $363,300 | 4,216 | 3,007 | 78 |
| NY-238337 | 230.8 | Nov 6, 2025 | $540,500 | 2,341 | 2,338 | 76 |
| NY-158196 | 208.4 | Jun 11, 2026 | $653,600 | 3,136 | 3,579 | 74 |
| NY-209014 | 376.9 | Oct 27, 2025 | $438,900 | 1,164 | 2,321 | 65 |
| NY-596345 | 54.5 | Apr 5, 2026 | $124,500 | 2,284 | 1,818 | 65 |
| NY-276676 | 69.3 | Dec 2, 2024 | $384,400 | 5,547 | 3,458 | 65 |
| NY-686070 | 44.7 | Sep 6, 2025 | $216,900 | 4,856 | 3,117 | 58 |
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.