Comparable sales & offer analysis
Parcel NY-605459
Cayuga County, NY · 28.70 ac · Agricultural · Gravel · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$173,200
Adjusted value
$238,118
Value range
$185,578–$290,658
Comp $/acre
$8,297/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -27.3% versus the adjusted value.
Offer position
Max allowable offer
$136,067
Offer $/acre
$4,741/ac
Projected profit
$71,435
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-135381 | 27.1 | Jul 22, 2026 | $126,300 | 4,657 | 5,413 | 88 |
| NY-965523 | 30.1 | May 15, 2026 | $190,400 | 6,335 | 9,537 | 85 |
| NY-515356 | 26.6 | Nov 23, 2025 | $193,300 | 7,260 | 8,749 | 82 |
| NY-695308 | 25.7 | Dec 8, 2024 | $126,600 | 4,921 | 7,662 | 77 |
| NY-904657 | 16.1 | May 23, 2026 | $114,100 | 7,112 | 7,860 | 74 |
| NY-324047 | 10.3 | Jul 27, 2026 | $82,300 | 7,976 | 8,289 | 73 |
| NY-186772 | 74.3 | Jan 10, 2026 | $438,400 | 5,901 | 8,500 | 71 |
| NY-605928 | 40.3 | Mar 14, 2025 | $385,100 | 9,553 | 12,538 | 70 |
| NY-437083 | 93.1 | Nov 18, 2025 | $510,400 | 5,485 | 6,107 | 70 |
| NY-694699 | 16.6 | Aug 26, 2025 | $177,100 | 10,698 | 8,808 | 69 |
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.