Comparable sales & offer analysis
Parcel NY-421964
Essex County, NY · 2.28 ac · Agricultural · Gravel · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$10,000
Adjusted value
$10,109
Value range
$8,147–$12,070
Comp $/acre
$4,434/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -1.1% versus the adjusted value.
Offer position
Max allowable offer
$5,776
Offer $/acre
$2,533/ac
Projected profit
$3,033
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-292093 | 2.5 | Jul 27, 2026 | $15,700 | 6,251 | 5,367 | 88 |
| NY-661858 | 2.1 | Sep 17, 2025 | $10,200 | 4,849 | 5,053 | 81 |
| NY-361746 | 1.9 | Jun 10, 2026 | $7,600 | 3,909 | 4,590 | 81 |
| NY-932479 | 3.3 | Jul 27, 2026 | $8,300 | 2,514 | 3,199 | 78 |
| NY-152189 | 2.7 | Jul 2, 2025 | $12,400 | 4,601 | 3,503 | 75 |
| NY-443203 | 5.6 | Nov 23, 2025 | $23,000 | 4,109 | 3,558 | 73 |
| NY-441469 | 1.6 | Mar 12, 2025 | $7,400 | 4,683 | 5,763 | 73 |
| NY-452499 | 3.4 | Aug 4, 2025 | $9,600 | 2,862 | 3,528 | 71 |
| NY-813052 | 5.0 | May 27, 2026 | $20,800 | 4,146 | 5,021 | 70 |
| NY-102820 | 4.2 | Mar 1, 2026 | $23,000 | 5,426 | 4,591 | 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.