Comparable sales & offer analysis
Parcel NY-476492
Erie County, NY · 60.65 ac · Recreational · Dirt · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$180,500
Adjusted value
$248,210
Value range
$195,994–$300,426
Comp $/acre
$4,092/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -27.3% versus the adjusted value.
Offer position
Max allowable offer
$141,834
Offer $/acre
$2,339/ac
Projected profit
$74,463
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 | 4,191 | 83 |
| NY-965837 | 37.7 | Oct 30, 2025 | $118,800 | 3,148 | 3,186 | 78 |
| NY-245254 | 24.7 | Jul 24, 2026 | $101,800 | 4,114 | 2,445 | 77 |
| NY-267812 | 157.8 | Jul 27, 2026 | $680,900 | 4,315 | 4,695 | 75 |
| NY-487605 | 135.8 | Jul 26, 2026 | $563,500 | 4,148 | 4,288 | 75 |
| NY-206070 | 44.7 | Jul 13, 2024 | $178,300 | 3,990 | 5,160 | 72 |
| NY-157590 | 134.4 | Jul 27, 2026 | $397,000 | 2,954 | 3,851 | 72 |
| NY-465080 | 21.8 | Jul 27, 2026 | $119,800 | 5,494 | 3,365 | 71 |
| NY-715668 | 33.4 | Jun 5, 2025 | $192,000 | 5,751 | 4,633 | 71 |
| NY-587275 | 107.0 | Mar 4, 2025 | $546,100 | 5,106 | 5,316 | 68 |
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.