Comparable sales & offer analysis
Parcel NY-587275
Erie County, NY · 107 ac · Residential · Gravel · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$654,000
Adjusted value
$445,464
Value range
$373,864–$517,065
Comp $/acre
$4,165/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +46.8% versus the adjusted value.
Offer position
Max allowable offer
$254,551
Offer $/acre
$2,380/ac
Projected profit
$133,639
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-157590 | 134.4 | Jul 27, 2026 | $397,000 | 2,954 | 3,946 | 79 |
| NY-267812 | 157.8 | Jul 27, 2026 | $680,900 | 4,315 | 4,811 | 77 |
| NY-487605 | 135.8 | Jul 26, 2026 | $563,500 | 4,148 | 4,394 | 77 |
| NY-248128 | 198.4 | Oct 26, 2025 | $663,400 | 3,344 | 4,093 | 74 |
| NY-916134 | 46.8 | Feb 10, 2026 | $202,400 | 4,326 | 4,294 | 72 |
| NY-547503 | 126.2 | Jul 24, 2024 | $443,700 | 3,517 | 3,959 | 66 |
| NY-476492 | 60.6 | Oct 9, 2024 | $154,900 | 2,553 | 2,819 | 66 |
| NY-828640 | 287.5 | Sep 17, 2024 | $1,254,600 | 4,364 | 5,272 | 63 |
| NY-965837 | 37.7 | Oct 30, 2025 | $118,800 | 3,148 | 3,264 | 63 |
| NY-715668 | 33.4 | Jun 5, 2025 | $192,000 | 5,751 | 4,746 | 61 |
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.