Comparable sales & offer analysis
Parcel NY-158196
Cattaraugus County, NY · 208 ac · Unzoned · Landlocked · Full utilities
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$710,400
Adjusted value
$535,130
Value range
$431,142–$639,119
Comp $/acre
$2,568/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +32.8% versus the adjusted value.
Offer position
Max allowable offer
$305,789
Offer $/acre
$1,467/ac
Projected profit
$160,539
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 | 2,934 | 86 |
| NY-238337 | 230.8 | Nov 6, 2025 | $540,500 | 2,341 | 2,064 | 76 |
| NY-209014 | 376.9 | Oct 27, 2025 | $438,900 | 1,164 | 2,050 | 73 |
| NY-146977 | 86.2 | Jul 27, 2026 | $363,300 | 4,216 | 2,654 | 73 |
| NY-247717 | 147.3 | Jan 21, 2026 | $341,400 | 2,317 | 2,106 | 72 |
| NY-999785 | 658.9 | Jul 27, 2026 | $1,058,400 | 1,606 | 1,870 | 72 |
| NY-359846 | 688.7 | Jul 27, 2026 | $2,104,900 | 3,056 | 3,065 | 68 |
| NY-557927 | 171.5 | Sep 21, 2024 | $472,700 | 2,756 | 2,753 | 67 |
| NY-276676 | 69.3 | Dec 2, 2024 | $384,400 | 5,547 | 3,054 | 60 |
| NY-559877 | 704.4 | Jul 24, 2024 | $1,611,100 | 2,287 | 3,437 | 52 |
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.