Comparable sales & offer analysis
Parcel NY-547503
Erie County, NY · 126 ac · Recreational · Dirt · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$528,800
Adjusted value
$516,925
Value range
$423,053–$610,797
Comp $/acre
$4,098/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +2.3% versus the adjusted value.
Offer position
Max allowable offer
$295,386
Offer $/acre
$2,342/ac
Projected profit
$155,078
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-487605 | 135.8 | Jul 26, 2026 | $563,500 | 4,148 | 4,262 | 87 |
| NY-267812 | 157.8 | Jul 27, 2026 | $680,900 | 4,315 | 4,667 | 82 |
| NY-157590 | 134.4 | Jul 27, 2026 | $397,000 | 2,954 | 3,828 | 81 |
| NY-587275 | 107.0 | Mar 4, 2025 | $546,100 | 5,106 | 5,283 | 68 |
| NY-248128 | 198.4 | Oct 26, 2025 | $663,400 | 3,344 | 3,971 | 68 |
| NY-476492 | 60.6 | Oct 9, 2024 | $154,900 | 2,553 | 2,735 | 68 |
| NY-965837 | 37.7 | Oct 30, 2025 | $118,800 | 3,148 | 3,166 | 68 |
| NY-916134 | 46.8 | Feb 10, 2026 | $202,400 | 4,326 | 4,165 | 66 |
| NY-828640 | 287.5 | Sep 17, 2024 | $1,254,600 | 4,364 | 5,114 | 64 |
| NY-218818 | 327.1 | Aug 19, 2025 | $1,028,500 | 3,145 | 3,679 | 59 |
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.