Comparable sales & offer analysis
Parcel NY-686789
Dutchess County, NY · 75.21 ac · Agricultural · Landlocked · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$443,800
Adjusted value
$380,122
Value range
$317,824–$442,421
Comp $/acre
$5,054/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +16.8% versus the adjusted value.
Offer position
Max allowable offer
$217,213
Offer $/acre
$2,888/ac
Projected profit
$114,037
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-516850 | 78.6 | Jul 17, 2026 | $583,900 | 7,428 | 5,148 | 84 |
| NY-207034 | 89.8 | Jan 9, 2026 | $466,800 | 5,197 | 3,797 | 76 |
| NY-668245 | 215.9 | Jun 12, 2026 | $1,336,300 | 6,188 | 4,740 | 72 |
| NY-755665 | 33.3 | Jul 27, 2026 | $415,300 | 12,463 | 5,951 | 70 |
| NY-705471 | 28.9 | Aug 27, 2025 | $184,700 | 6,381 | 5,546 | 68 |
| NY-427141 | 97.0 | Mar 11, 2025 | $500,900 | 5,161 | 3,961 | 68 |
| NY-117803 | 156.8 | Jan 24, 2024 | $1,129,800 | 7,206 | 6,554 | 64 |
| NY-545507 | 29.7 | May 22, 2025 | $249,500 | 8,398 | 5,023 | 61 |
| NY-495357 | 26.6 | Nov 23, 2024 | $186,900 | 7,014 | 4,962 | 57 |
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.