Comparable sales & offer analysis
Parcel NY-715668
Erie County, NY · 33.39 ac · Recreational · Gravel · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$193,200
Adjusted value
$178,905
Value range
$139,789–$218,022
Comp $/acre
$5,358/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +8.0% versus the adjusted value.
Offer position
Max allowable offer
$102,232
Offer $/acre
$3,062/ac
Projected profit
$53,672
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 | 3,206 | 78 |
| NY-965837 | 37.7 | Oct 30, 2025 | $118,800 | 3,148 | 4,176 | 77 |
| NY-244052 | 10.4 | Jul 27, 2026 | $57,900 | 5,585 | 5,664 | 77 |
| NY-175453 | 28.6 | Dec 18, 2024 | $199,700 | 6,991 | 6,230 | 76 |
| NY-465080 | 21.8 | Jul 27, 2026 | $119,800 | 5,494 | 4,412 | 76 |
| NY-916134 | 46.8 | Feb 10, 2026 | $202,400 | 4,326 | 5,494 | 74 |
| NY-575060 | 21.5 | Nov 23, 2025 | $105,000 | 4,887 | 4,683 | 71 |
| NY-434675 | 16.3 | Aug 22, 2025 | $78,000 | 4,798 | 6,678 | 69 |
| NY-895315 | 25.9 | Jan 26, 2025 | $198,000 | 7,658 | 6,673 | 69 |
| NY-206070 | 44.7 | Jul 13, 2024 | $178,300 | 3,990 | 6,762 | 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.