Comparable sales & offer analysis
Parcel NY-661858
Essex County, NY · 2.11 ac · Agricultural · Gravel · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$11,800
Adjusted value
$9,814
Value range
$7,259–$12,369
Comp $/acre
$4,651/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +20.2% versus the adjusted value.
Offer position
Max allowable offer
$5,608
Offer $/acre
$2,658/ac
Projected profit
$2,944
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-421964 | 2.3 | Jul 27, 2026 | $8,600 | 3,754 | 3,790 | 88 |
| NY-292093 | 2.5 | Jul 27, 2026 | $15,700 | 6,251 | 5,376 | 88 |
| NY-361746 | 1.9 | Jun 10, 2026 | $7,600 | 3,909 | 4,598 | 82 |
| NY-152189 | 2.7 | Jul 2, 2025 | $12,400 | 4,601 | 3,509 | 74 |
| NY-932479 | 3.3 | Jul 27, 2026 | $8,300 | 2,514 | 3,205 | 74 |
| NY-452499 | 3.4 | Aug 4, 2025 | $9,600 | 2,862 | 3,534 | 71 |
| NY-813052 | 5.0 | May 27, 2026 | $20,800 | 4,146 | 5,030 | 69 |
| NY-102820 | 4.2 | Mar 1, 2026 | $23,000 | 5,426 | 4,599 | 69 |
| NY-441469 | 1.6 | Mar 12, 2025 | $7,400 | 4,683 | 5,772 | 68 |
| NY-232780 | 4.1 | Oct 15, 2024 | $28,200 | 6,850 | 7,562 | 65 |
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.