Comparable sales & offer analysis
Parcel NY-318485
Cayuga County, NY · 257 ac · Unzoned · Landlocked · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$958,200
Adjusted value
$836,410
Value range
$648,557–$1,024,262
Comp $/acre
$3,255/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +14.6% versus the adjusted value.
Offer position
Max allowable offer
$477,948
Offer $/acre
$1,860/ac
Projected profit
$250,923
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-588499 | 259.6 | Apr 23, 2025 | $642,600 | 2,475 | 2,634 | 84 |
| NY-818414 | 244.1 | Oct 17, 2025 | $537,000 | 2,200 | 2,654 | 78 |
| NY-948626 | 284.6 | Nov 20, 2025 | $1,257,600 | 4,419 | 3,207 | 78 |
| NY-118833 | 330.6 | Jan 25, 2026 | $2,554,100 | 7,725 | 4,039 | 77 |
| NY-118810 | 325.2 | Feb 28, 2026 | $1,158,500 | 3,563 | 2,651 | 75 |
| NY-777264 | 106.1 | Jul 27, 2026 | $703,200 | 6,628 | 3,567 | 72 |
| NY-247499 | 125.8 | Jan 16, 2026 | $741,600 | 5,896 | 3,995 | 70 |
| NY-297396 | 116.8 | Feb 10, 2026 | $487,700 | 4,177 | 2,769 | 70 |
| NY-307305 | 109.3 | Dec 7, 2025 | $410,200 | 3,753 | 2,465 | 68 |
| NY-749610 | 580.5 | Apr 23, 2025 | $1,745,800 | 3,007 | 4,779 | 66 |
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.