Comparable sales & offer analysis
Parcel NY-434675
Erie County, NY · 16.26 ac · Unzoned · Landlocked · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$74,800
Adjusted value
$63,649
Value range
$50,942–$76,355
Comp $/acre
$3,914/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +17.5% versus the adjusted value.
Offer position
Max allowable offer
$36,371
Offer $/acre
$2,237/ac
Projected profit
$19,095
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 | 3,318 | 82 |
| NY-245254 | 24.7 | Jul 24, 2026 | $101,800 | 4,114 | 2,411 | 81 |
| NY-764708 | 16.7 | Feb 28, 2026 | $91,500 | 5,491 | 4,462 | 80 |
| NY-244052 | 10.4 | Jul 27, 2026 | $57,900 | 5,585 | 4,260 | 79 |
| NY-575060 | 21.5 | Nov 23, 2025 | $105,000 | 4,887 | 3,522 | 79 |
| NY-715668 | 33.4 | Jun 5, 2025 | $192,000 | 5,751 | 4,567 | 68 |
| NY-895315 | 25.9 | Jan 26, 2025 | $198,000 | 7,658 | 5,019 | 68 |
| NY-515013 | 20.8 | Mar 1, 2024 | $173,400 | 8,350 | 4,673 | 67 |
| NY-965837 | 37.7 | Oct 30, 2025 | $118,800 | 3,148 | 3,141 | 67 |
| NY-313393 | 6.4 | Oct 25, 2024 | $26,100 | 4,070 | 4,078 | 66 |
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.