Comparable sales & offer analysis
Parcel NY-475796
Chautauqua County, NY · 36.63 ac · Residential · Gravel · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$268,600
Adjusted value
$268,595
Value range
$224,445–$312,744
Comp $/acre
$7,333/ac
Weighted from 7 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +0.0% versus the adjusted value.
Offer position
Max allowable offer
$153,483
Offer $/acre
$4,190/ac
Projected profit
$80,578
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-335814 | 37.1 | Jul 27, 2026 | $208,400 | 5,616 | 6,674 | 89 |
| NY-265595 | 31.7 | Apr 18, 2025 | $165,300 | 5,219 | 5,403 | 77 |
| NY-156415 | 57.4 | Oct 16, 2023 | $367,800 | 6,412 | 7,865 | 70 |
| NY-306292 | 52.5 | May 30, 2024 | $360,000 | 6,860 | 8,044 | 69 |
| NY-886448 | 58.8 | Feb 14, 2024 | $313,500 | 5,335 | 9,552 | 66 |
| NY-787009 | 88.2 | Apr 24, 2025 | $509,700 | 5,779 | 7,342 | 65 |
| NY-794179 | 11.3 | Mar 3, 2025 | $72,200 | 6,365 | 6,856 | 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.