Comparable sales & offer analysis
Parcel NY-895315
Erie County, NY · 25.85 ac · Residential · Paved · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$218,500
Adjusted value
$166,755
Value range
$132,144–$201,367
Comp $/acre
$6,451/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +31.0% versus the adjusted value.
Offer position
Max allowable offer
$95,289
Offer $/acre
$3,686/ac
Projected profit
$50,027
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-245254 | 24.7 | Jul 24, 2026 | $101,800 | 4,114 | 3,939 | 84 |
| NY-465080 | 21.8 | Jul 27, 2026 | $119,800 | 5,494 | 5,421 | 84 |
| NY-965837 | 37.7 | Oct 30, 2025 | $118,800 | 3,148 | 5,132 | 75 |
| NY-764708 | 16.7 | Feb 28, 2026 | $91,500 | 5,491 | 7,290 | 74 |
| NY-575060 | 21.5 | Nov 23, 2025 | $105,000 | 4,887 | 5,754 | 73 |
| NY-916134 | 46.8 | Feb 10, 2026 | $202,400 | 4,326 | 6,751 | 73 |
| NY-715668 | 33.4 | Jun 5, 2025 | $192,000 | 5,751 | 7,462 | 71 |
| NY-434675 | 16.3 | Aug 22, 2025 | $78,000 | 4,798 | 8,206 | 71 |
| NY-175453 | 28.6 | Dec 18, 2024 | $199,700 | 6,991 | 7,655 | 70 |
| NY-515013 | 20.8 | Mar 1, 2024 | $173,400 | 8,350 | 7,634 | 69 |
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.