Comparable sales & offer analysis
Parcel NY-267812
Erie County, NY · 158 ac · Recreational · Gravel · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$677,500
Adjusted value
$602,852
Value range
$505,316–$700,388
Comp $/acre
$3,820/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +12.4% versus the adjusted value.
Offer position
Max allowable offer
$344,487
Offer $/acre
$2,183/ac
Projected profit
$180,856
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 | 3,949 | 84 |
| NY-157590 | 134.4 | Jul 27, 2026 | $397,000 | 2,954 | 3,547 | 81 |
| NY-248128 | 198.4 | Oct 26, 2025 | $663,400 | 3,344 | 3,680 | 78 |
| NY-547503 | 126.2 | Jul 24, 2024 | $443,700 | 3,517 | 3,560 | 71 |
| NY-218818 | 327.1 | Aug 19, 2025 | $1,028,500 | 3,145 | 3,409 | 69 |
| NY-587275 | 107.0 | Mar 4, 2025 | $546,100 | 5,106 | 4,896 | 69 |
| NY-828640 | 287.5 | Sep 17, 2024 | $1,254,600 | 4,364 | 4,740 | 67 |
| NY-476492 | 60.6 | Oct 9, 2024 | $154,900 | 2,553 | 2,535 | 64 |
| NY-916134 | 46.8 | Feb 10, 2026 | $202,400 | 4,326 | 3,860 | 63 |
| NY-309442 | 514.0 | May 18, 2025 | $1,649,000 | 3,208 | 4,033 | 60 |
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.