Comparable sales & offer analysis
Parcel NY-828640
Erie County, NY · 287 ac · Residential · Gravel · Power at road
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$1,315,100
Adjusted value
$1,050,716
Value range
$864,471–$1,236,961
Comp $/acre
$3,655/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +25.2% versus the adjusted value.
Offer position
Max allowable offer
$600,409
Offer $/acre
$2,088/ac
Projected profit
$315,215
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 | 4,301 | 79 |
| NY-487605 | 135.8 | Jul 26, 2026 | $563,500 | 4,148 | 3,928 | 78 |
| NY-248128 | 198.4 | Oct 26, 2025 | $663,400 | 3,344 | 3,660 | 74 |
| NY-218818 | 327.1 | Aug 19, 2025 | $1,028,500 | 3,145 | 3,391 | 74 |
| NY-157590 | 134.4 | Jul 27, 2026 | $397,000 | 2,954 | 3,527 | 73 |
| NY-329703 | 620.9 | Dec 27, 2025 | $772,200 | 1,244 | 2,363 | 73 |
| NY-309442 | 514.0 | May 18, 2025 | $1,649,000 | 3,208 | 4,011 | 71 |
| NY-149753 | 643.9 | Mar 1, 2026 | $1,278,900 | 1,986 | 2,995 | 71 |
| NY-587275 | 107.0 | Mar 4, 2025 | $546,100 | 5,106 | 4,870 | 65 |
| NY-547503 | 126.2 | Jul 24, 2024 | $443,700 | 3,517 | 3,541 | 64 |
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.