Comparable sales & offer analysis
Parcel NY-557927
Cattaraugus County, NY · 172 ac · Recreational · Gravel · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$472,700
Adjusted value
$459,262
Value range
$361,444–$557,080
Comp $/acre
$2,678/ac
Weighted from 8 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +2.9% versus the adjusted value.
Offer position
Max allowable offer
$262,435
Offer $/acre
$1,530/ac
Projected profit
$137,779
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 | 3,190 | 85 |
| NY-247717 | 147.3 | Jan 21, 2026 | $341,400 | 2,317 | 2,290 | 84 |
| NY-238337 | 230.8 | Nov 6, 2025 | $540,500 | 2,341 | 2,244 | 82 |
| NY-158196 | 208.4 | Jun 11, 2026 | $653,600 | 3,136 | 3,435 | 76 |
| NY-146977 | 86.2 | Jul 27, 2026 | $363,300 | 4,216 | 2,886 | 71 |
| NY-209014 | 376.9 | Oct 27, 2025 | $438,900 | 1,164 | 2,228 | 67 |
| NY-276676 | 69.3 | Dec 2, 2024 | $384,400 | 5,547 | 3,319 | 66 |
| NY-596345 | 54.5 | Apr 5, 2026 | $124,500 | 2,284 | 1,745 | 65 |
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.