Comparable sales & offer analysis
Parcel NY-545507
Dutchess County, NY · 29.71 ac · Recreational · Paved · Off grid
LandPilot
Prepared Oct 3, 2026
Valuation summary
Asking price
$236,500
Adjusted value
$274,600
Value range
$234,039–$315,161
Comp $/acre
$9,243/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -13.9% versus the adjusted value.
Offer position
Max allowable offer
$156,914
Offer $/acre
$5,282/ac
Projected profit
$82,380
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 | 10,523 | 84 |
| NY-705471 | 28.9 | Aug 27, 2025 | $184,700 | 6,381 | 9,807 | 76 |
| NY-495357 | 26.6 | Nov 23, 2024 | $186,900 | 7,014 | 8,774 | 72 |
| NY-124148 | 11.1 | Mar 19, 2026 | $120,500 | 10,854 | 11,910 | 68 |
| NY-516850 | 78.6 | Jul 17, 2026 | $583,900 | 7,428 | 9,103 | 66 |
| NY-584394 | 13.3 | Jun 22, 2025 | $85,300 | 6,429 | 8,386 | 66 |
| NY-584861 | 18.6 | Aug 15, 2024 | $186,400 | 10,018 | 9,771 | 66 |
| NY-427141 | 97.0 | Mar 11, 2025 | $500,900 | 5,161 | 7,003 | 66 |
| NY-193891 | 9.2 | Sep 20, 2024 | $77,000 | 8,355 | 9,246 | 64 |
| NY-154019 | 10.1 | Oct 29, 2025 | $68,600 | 6,789 | 7,329 | 62 |
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.