Comparable sales & offer analysis
Parcel NY-465080
Erie County, NY · 21.81 ac · Unzoned · Gravel · Power at road
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$142,300
Adjusted value
$149,642
Value range
$118,796–$180,489
Comp $/acre
$6,861/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -4.9% versus the adjusted value.
Offer position
Max allowable offer
$85,510
Offer $/acre
$3,921/ac
Projected profit
$44,893
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 | 4,001 | 87 |
| NY-575060 | 21.5 | Nov 23, 2025 | $105,000 | 4,887 | 5,845 | 83 |
| NY-434675 | 16.3 | Aug 22, 2025 | $78,000 | 4,798 | 8,336 | 76 |
| NY-764708 | 16.7 | Feb 28, 2026 | $91,500 | 5,491 | 7,405 | 75 |
| NY-895315 | 25.9 | Jan 26, 2025 | $198,000 | 7,658 | 8,331 | 74 |
| NY-965837 | 37.7 | Oct 30, 2025 | $118,800 | 3,148 | 5,212 | 74 |
| NY-175453 | 28.6 | Dec 18, 2024 | $199,700 | 6,991 | 7,777 | 72 |
| NY-515013 | 20.8 | Mar 1, 2024 | $173,400 | 8,350 | 7,757 | 71 |
| NY-244052 | 10.4 | Jul 27, 2026 | $57,900 | 5,585 | 7,068 | 70 |
| NY-715668 | 33.4 | Jun 5, 2025 | $192,000 | 5,751 | 7,580 | 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.