Comparable sales & offer analysis
Parcel NY-245254
Erie County, NY · 24.74 ac · Unzoned · Dirt · Full utilities
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$120,300
Adjusted value
$177,477
Value range
$150,012–$204,943
Comp $/acre
$7,174/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -32.2% versus the adjusted value.
Offer position
Max allowable offer
$101,415
Offer $/acre
$4,099/ac
Projected profit
$53,243
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-465080 | 21.8 | Jul 27, 2026 | $119,800 | 5,494 | 5,676 | 87 |
| NY-575060 | 21.5 | Nov 23, 2025 | $105,000 | 4,887 | 6,026 | 82 |
| NY-764708 | 16.7 | Feb 28, 2026 | $91,500 | 5,491 | 7,633 | 79 |
| NY-916134 | 46.8 | Feb 10, 2026 | $202,400 | 4,326 | 7,068 | 76 |
| NY-895315 | 25.9 | Jan 26, 2025 | $198,000 | 7,658 | 8,588 | 75 |
| NY-434675 | 16.3 | Aug 22, 2025 | $78,000 | 4,798 | 8,593 | 75 |
| NY-244052 | 10.4 | Jul 27, 2026 | $57,900 | 5,585 | 7,287 | 73 |
| NY-965837 | 37.7 | Oct 30, 2025 | $118,800 | 3,148 | 5,374 | 73 |
| NY-175453 | 28.6 | Dec 18, 2024 | $199,700 | 6,991 | 8,017 | 71 |
| NY-715668 | 33.4 | Jun 5, 2025 | $192,000 | 5,751 | 7,814 | 71 |
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.