Comparable sales & offer analysis
Parcel NY-495357
Dutchess County, NY · 26.65 ac · Residential · Gravel · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$187,100
Adjusted value
$210,831
Value range
$178,823–$242,838
Comp $/acre
$7,911/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -11.3% versus the adjusted value.
Offer position
Max allowable offer
$120,475
Offer $/acre
$4,521/ac
Projected profit
$63,249
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-755665 | 33.3 | Jul 27, 2026 | $415,300 | 12,463 | 9,069 | 87 |
| NY-705471 | 28.9 | Aug 27, 2025 | $184,700 | 6,381 | 8,452 | 78 |
| NY-516850 | 78.6 | Jul 17, 2026 | $583,900 | 7,428 | 7,845 | 77 |
| NY-545507 | 29.7 | May 22, 2025 | $249,500 | 8,398 | 7,654 | 74 |
| NY-533670 | 7.8 | Jul 27, 2026 | $80,600 | 10,265 | 7,729 | 71 |
| NY-584861 | 18.6 | Aug 15, 2024 | $186,400 | 10,018 | 8,421 | 71 |
| NY-154019 | 10.1 | Oct 29, 2025 | $68,600 | 6,789 | 6,316 | 69 |
| NY-207034 | 89.8 | Jan 9, 2026 | $466,800 | 5,197 | 5,787 | 68 |
| NY-584394 | 13.3 | Jun 22, 2025 | $85,300 | 6,429 | 7,228 | 67 |
| NY-124148 | 11.1 | Mar 19, 2026 | $120,500 | 10,854 | 10,265 | 67 |
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.