Comparable sales & offer analysis
Parcel NY-263693
Cattaraugus County, NY · 7.98 ac · Mixed Use · Gravel · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$49,800
Adjusted value
$59,659
Value range
$49,794–$69,524
Comp $/acre
$7,476/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -16.5% versus the adjusted value.
Offer position
Max allowable offer
$34,091
Offer $/acre
$4,272/ac
Projected profit
$17,898
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-794406 | 13.4 | Jul 27, 2026 | $50,200 | 3,750 | 7,075 | 77 |
| NY-763982 | 9.8 | Jul 24, 2024 | $67,100 | 6,822 | 7,566 | 77 |
| NY-942921 | 4.6 | Dec 20, 2025 | $20,800 | 4,556 | 5,571 | 73 |
| NY-393996 | 9.9 | Sep 19, 2025 | $32,400 | 3,258 | 6,200 | 73 |
| NY-833250 | 5.8 | Jun 18, 2025 | $30,500 | 5,264 | 9,089 | 69 |
| NY-762333 | 3.0 | Jun 9, 2026 | $12,100 | 4,052 | 6,550 | 69 |
| NY-894979 | 20.3 | Jan 5, 2026 | $122,500 | 6,045 | 7,928 | 68 |
| NY-954879 | 18.9 | Feb 10, 2024 | $70,800 | 3,754 | 9,543 | 62 |
| NY-322501 | 3.4 | Mar 20, 2025 | $22,500 | 6,690 | 8,312 | 59 |
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.