Comparable sales & offer analysis
Parcel NY-755734
Essex County, NY · 35.02 ac · Unzoned · Dirt · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$85,000
Adjusted value
$125,040
Value range
$109,573–$140,507
Comp $/acre
$3,571/ac
Weighted from 7 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -32.0% versus the adjusted value.
Offer position
Max allowable offer
$71,452
Offer $/acre
$2,040/ac
Projected profit
$37,512
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-835818 | 37.2 | Jun 22, 2025 | $175,900 | 4,726 | 4,279 | 80 |
| NY-514874 | 18.8 | Jul 27, 2026 | $84,200 | 4,482 | 3,543 | 78 |
| NY-566988 | 86.9 | Jul 27, 2026 | $289,600 | 3,334 | 3,445 | 75 |
| NY-436239 | 50.5 | Jun 7, 2025 | $268,400 | 5,316 | 3,600 | 71 |
| NY-984431 | 13.6 | Feb 11, 2025 | $69,500 | 5,097 | 3,495 | 60 |
| NY-954448 | 13.8 | Dec 7, 2024 | $52,900 | 3,835 | 2,660 | 60 |
| NY-727379 | 115.3 | Mar 27, 2025 | $372,800 | 3,233 | 3,782 | 58 |
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.