Comparable sales & offer analysis
Parcel NY-276676
Cattaraugus County, NY · 69.30 ac · Recreational · Gravel · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$381,000
Adjusted value
$345,345
Value range
$279,266–$411,424
Comp $/acre
$4,983/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +10.3% versus the adjusted value.
Offer position
Max allowable offer
$197,340
Offer $/acre
$2,848/ac
Projected profit
$103,603
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-146977 | 86.2 | Jul 27, 2026 | $363,300 | 4,216 | 5,195 | 80 |
| NY-596345 | 54.5 | Apr 5, 2026 | $124,500 | 2,284 | 3,142 | 73 |
| NY-808031 | 184.9 | Jul 27, 2026 | $573,400 | 3,101 | 5,742 | 73 |
| NY-247717 | 147.3 | Jan 21, 2026 | $341,400 | 2,317 | 4,122 | 70 |
| NY-238337 | 230.8 | Nov 6, 2025 | $540,500 | 2,341 | 4,039 | 70 |
| NY-158196 | 208.4 | Jun 11, 2026 | $653,600 | 3,136 | 6,183 | 68 |
| NY-686070 | 44.7 | Sep 6, 2025 | $216,900 | 4,856 | 5,386 | 68 |
| NY-557927 | 171.5 | Sep 21, 2024 | $472,700 | 2,756 | 5,385 | 66 |
| NY-894979 | 20.3 | Jan 5, 2026 | $122,500 | 6,045 | 5,829 | 63 |
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.