Comparable sales & offer analysis
Parcel NY-309442
Erie County, NY · 514 ac · Mixed Use · Gravel · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$1,888,900
Adjusted value
$1,533,826
Value range
$1,192,158–$1,875,494
Comp $/acre
$2,984/ac
Weighted from 6 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +23.1% versus the adjusted value.
Offer position
Max allowable offer
$876,472
Offer $/acre
$1,705/ac
Projected profit
$460,148
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-149753 | 643.9 | Mar 1, 2026 | $1,278,900 | 1,986 | 2,535 | 82 |
| NY-329703 | 620.9 | Dec 27, 2025 | $772,200 | 1,244 | 1,999 | 77 |
| NY-248128 | 198.4 | Oct 26, 2025 | $663,400 | 3,344 | 3,097 | 70 |
| NY-267812 | 157.8 | Jul 27, 2026 | $680,900 | 4,315 | 3,640 | 68 |
| NY-828640 | 287.5 | Sep 17, 2024 | $1,254,600 | 4,364 | 3,989 | 68 |
| NY-218818 | 327.1 | Aug 19, 2025 | $1,028,500 | 3,145 | 2,869 | 67 |
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.