Comparable sales & offer analysis
Parcel NY-307305
Cayuga County, NY · 109 ac · Agricultural · Gravel · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$464,000
Adjusted value
$545,201
Value range
$449,017–$641,384
Comp $/acre
$4,988/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -14.9% versus the adjusted value.
Offer position
Max allowable offer
$311,543
Offer $/acre
$2,850/ac
Projected profit
$163,560
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-247499 | 125.8 | Jan 16, 2026 | $741,600 | 5,896 | 6,294 | 89 |
| NY-777264 | 106.1 | Jul 27, 2026 | $703,200 | 6,628 | 5,619 | 87 |
| NY-297396 | 116.8 | Feb 10, 2026 | $487,700 | 4,177 | 4,363 | 82 |
| NY-437083 | 93.1 | Nov 18, 2025 | $510,400 | 5,485 | 3,937 | 79 |
| NY-737084 | 93.1 | Jun 10, 2024 | $374,100 | 4,017 | 4,237 | 76 |
| NY-818414 | 244.1 | Oct 17, 2025 | $537,000 | 2,200 | 4,181 | 70 |
| NY-186772 | 74.3 | Jan 10, 2026 | $438,400 | 5,901 | 5,479 | 70 |
| NY-118833 | 330.6 | Jan 25, 2026 | $2,554,100 | 7,725 | 6,363 | 66 |
| NY-118810 | 325.2 | Feb 28, 2026 | $1,158,500 | 3,563 | 4,175 | 65 |
| NY-948626 | 284.6 | Nov 20, 2025 | $1,257,600 | 4,419 | 5,053 | 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.