Comparable sales & offer analysis
Parcel NY-965837
Erie County, NY · 37.74 ac · Recreational · Landlocked · Power at road
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$133,200
Adjusted value
$155,224
Value range
$119,788–$190,661
Comp $/acre
$4,113/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -14.2% versus the adjusted value.
Offer position
Max allowable offer
$88,700
Offer $/acre
$2,350/ac
Projected profit
$46,567
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-465080 | 21.8 | Jul 27, 2026 | $119,800 | 5,494 | 3,436 | 80 |
| NY-245254 | 24.7 | Jul 24, 2026 | $101,800 | 4,114 | 2,497 | 79 |
| NY-916134 | 46.8 | Feb 10, 2026 | $202,400 | 4,326 | 4,279 | 79 |
| NY-715668 | 33.4 | Jun 5, 2025 | $192,000 | 5,751 | 4,731 | 76 |
| NY-206070 | 44.7 | Jul 13, 2024 | $178,300 | 3,990 | 5,269 | 73 |
| NY-476492 | 60.6 | Oct 9, 2024 | $154,900 | 2,553 | 2,810 | 73 |
| NY-895315 | 25.9 | Jan 26, 2025 | $198,000 | 7,658 | 5,199 | 71 |
| NY-764708 | 16.7 | Feb 28, 2026 | $91,500 | 5,491 | 4,621 | 69 |
| NY-175453 | 28.6 | Dec 18, 2024 | $199,700 | 6,991 | 4,854 | 69 |
| NY-575060 | 21.5 | Nov 23, 2025 | $105,000 | 4,887 | 3,648 | 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.