Comparable sales & offer analysis
Parcel NY-705471
Dutchess County, NY · 28.95 ac · Unzoned · Landlocked · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$178,300
Adjusted value
$183,480
Value range
$152,129–$214,831
Comp $/acre
$6,338/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -2.8% versus the adjusted value.
Offer position
Max allowable offer
$104,846
Offer $/acre
$3,622/ac
Projected profit
$55,044
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 | 7,163 | 81 |
| NY-545507 | 29.7 | May 22, 2025 | $249,500 | 8,398 | 6,045 | 75 |
| NY-495357 | 26.6 | Nov 23, 2024 | $186,900 | 7,014 | 5,973 | 74 |
| NY-516850 | 78.6 | Jul 17, 2026 | $583,900 | 7,428 | 6,197 | 73 |
| NY-207034 | 89.8 | Jan 9, 2026 | $466,800 | 5,197 | 4,571 | 71 |
| NY-124148 | 11.1 | Mar 19, 2026 | $120,500 | 10,854 | 8,108 | 70 |
| NY-584861 | 18.6 | Aug 15, 2024 | $186,400 | 10,018 | 6,651 | 66 |
| NY-154019 | 10.1 | Oct 29, 2025 | $68,600 | 6,789 | 4,989 | 65 |
| NY-686789 | 75.2 | Dec 28, 2024 | $460,700 | 6,125 | 7,919 | 65 |
| NY-584394 | 13.3 | Jun 22, 2025 | $85,300 | 6,429 | 5,709 | 65 |
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.