Comparable sales & offer analysis
Parcel NY-218818
Erie County, NY · 327 ac · Agricultural · Paved · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$1,119,100
Adjusted value
$1,196,251
Value range
$973,300–$1,419,202
Comp $/acre
$3,658/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -6.4% versus the adjusted value.
Offer position
Max allowable offer
$683,572
Offer $/acre
$2,090/ac
Projected profit
$358,875
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-267812 | 157.8 | Jul 27, 2026 | $680,900 | 4,315 | 4,155 | 77 |
| NY-157590 | 134.4 | Jul 27, 2026 | $397,000 | 2,954 | 3,407 | 77 |
| NY-487605 | 135.8 | Jul 26, 2026 | $563,500 | 4,148 | 3,794 | 76 |
| NY-248128 | 198.4 | Oct 26, 2025 | $663,400 | 3,344 | 3,535 | 76 |
| NY-828640 | 287.5 | Sep 17, 2024 | $1,254,600 | 4,364 | 4,554 | 70 |
| NY-329703 | 620.9 | Dec 27, 2025 | $772,200 | 1,244 | 2,282 | 69 |
| NY-309442 | 514.0 | May 18, 2025 | $1,649,000 | 3,208 | 3,875 | 66 |
| NY-149753 | 643.9 | Mar 1, 2026 | $1,278,900 | 1,986 | 2,893 | 66 |
| NY-587275 | 107.0 | Mar 4, 2025 | $546,100 | 5,106 | 4,704 | 58 |
| NY-547503 | 126.2 | Jul 24, 2024 | $443,700 | 3,517 | 3,421 | 55 |
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.