Comparable sales & offer analysis
Parcel NY-206070
Erie County, NY · 44.67 ac · Agricultural · Landlocked · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$165,200
Adjusted value
$142,258
Value range
$113,194–$171,322
Comp $/acre
$3,185/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +16.1% versus the adjusted value.
Offer position
Max allowable offer
$81,290
Offer $/acre
$1,820/ac
Projected profit
$42,677
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-916134 | 46.8 | Feb 10, 2026 | $202,400 | 4,326 | 3,526 | 84 |
| NY-965837 | 37.7 | Oct 30, 2025 | $118,800 | 3,148 | 2,680 | 79 |
| NY-245254 | 24.7 | Jul 24, 2026 | $101,800 | 4,114 | 2,057 | 79 |
| NY-157590 | 134.4 | Jul 27, 2026 | $397,000 | 2,954 | 3,240 | 77 |
| NY-487605 | 135.8 | Jul 26, 2026 | $563,500 | 4,148 | 3,607 | 74 |
| NY-465080 | 21.8 | Jul 27, 2026 | $119,800 | 5,494 | 2,831 | 74 |
| NY-715668 | 33.4 | Jun 5, 2025 | $192,000 | 5,751 | 3,898 | 73 |
| NY-476492 | 60.6 | Oct 9, 2024 | $154,900 | 2,553 | 2,315 | 72 |
| NY-175453 | 28.6 | Dec 18, 2024 | $199,700 | 6,991 | 3,999 | 72 |
| NY-764708 | 16.7 | Feb 28, 2026 | $91,500 | 5,491 | 3,808 | 70 |
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.