Comparable sales & offer analysis
Parcel NY-771271
Erie County, NY · 1.38 ac · Recreational · Paved · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$8,900
Adjusted value
$10,921
Value range
$8,901–$12,941
Comp $/acre
$7,914/ac
Weighted from 8 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -18.5% versus the adjusted value.
Offer position
Max allowable offer
$6,241
Offer $/acre
$4,522/ac
Projected profit
$3,276
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-441072 | 1.2 | Jul 27, 2026 | $6,800 | 5,670 | 6,730 | 85 |
| NY-811219 | 1.3 | Jul 27, 2026 | $7,400 | 5,580 | 6,795 | 84 |
| NY-981208 | 1.3 | May 4, 2026 | $8,000 | 6,034 | 7,418 | 81 |
| NY-272308 | 2.9 | Jul 27, 2026 | $23,000 | 7,839 | 6,820 | 77 |
| NY-760471 | 0.8 | Jun 20, 2024 | $6,000 | 7,763 | 9,978 | 72 |
| NY-240927 | 1.1 | Jul 10, 2024 | $5,800 | 5,378 | 6,839 | 69 |
| NY-730961 | 1.1 | Jul 13, 2024 | $10,700 | 9,721 | 10,631 | 67 |
| NY-371982 | 2.3 | May 18, 2024 | $22,600 | 9,762 | 8,910 | 62 |
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.