Comparable sales & offer analysis
Parcel NY-248128
Erie County, NY · 198 ac · Agricultural · Gravel · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$713,300
Adjusted value
$715,184
Value range
$582,645–$847,724
Comp $/acre
$3,605/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -0.3% versus the adjusted value.
Offer position
Max allowable offer
$408,677
Offer $/acre
$2,060/ac
Projected profit
$214,555
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-267812 | 157.8 | Jul 27, 2026 | $680,900 | 4,315 | 4,085 | 83 |
| NY-157590 | 134.4 | Jul 27, 2026 | $397,000 | 2,954 | 3,350 | 82 |
| NY-487605 | 135.8 | Jul 26, 2026 | $563,500 | 4,148 | 3,730 | 81 |
| NY-218818 | 327.1 | Aug 19, 2025 | $1,028,500 | 3,145 | 3,220 | 74 |
| NY-587275 | 107.0 | Mar 4, 2025 | $546,100 | 5,106 | 4,624 | 70 |
| NY-828640 | 287.5 | Sep 17, 2024 | $1,254,600 | 4,364 | 4,476 | 69 |
| NY-309442 | 514.0 | May 18, 2025 | $1,649,000 | 3,208 | 3,808 | 67 |
| NY-547503 | 126.2 | Jul 24, 2024 | $443,700 | 3,517 | 3,362 | 63 |
| NY-149753 | 643.9 | Mar 1, 2026 | $1,278,900 | 1,986 | 2,844 | 62 |
| NY-329703 | 620.9 | Dec 27, 2025 | $772,200 | 1,244 | 2,243 | 61 |
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.