Comparable sales & offer analysis
Parcel NY-117803
Dutchess County, NY · 157 ac · Mixed Use · Gravel · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$1,207,000
Adjusted value
$873,036
Value range
$665,759–$1,080,314
Comp $/acre
$5,569/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +38.3% versus the adjusted value.
Offer position
Max allowable offer
$498,878
Offer $/acre
$3,182/ac
Projected profit
$261,911
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-668245 | 215.9 | Jun 12, 2026 | $1,336,300 | 6,188 | 5,801 | 81 |
| NY-516850 | 78.6 | Jul 17, 2026 | $583,900 | 7,428 | 6,301 | 77 |
| NY-379039 | 383.8 | Jul 27, 2026 | $1,286,900 | 3,353 | 4,154 | 73 |
| NY-869359 | 484.0 | Jul 27, 2026 | $1,481,800 | 3,062 | 4,266 | 73 |
| NY-568786 | 319.6 | Jul 27, 2026 | $1,341,000 | 4,196 | 6,010 | 73 |
| NY-207034 | 89.8 | Jan 9, 2026 | $466,800 | 5,197 | 4,647 | 72 |
| NY-686789 | 75.2 | Dec 28, 2024 | $460,700 | 6,125 | 8,052 | 66 |
| NY-427141 | 97.0 | Mar 11, 2025 | $500,900 | 5,161 | 4,847 | 63 |
| NY-799208 | 433.8 | Jan 18, 2024 | $1,885,500 | 4,346 | 7,619 | 62 |
| NY-898941 | 357.5 | Aug 6, 2024 | $612,100 | 1,712 | 4,081 | 58 |
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.