Comparable sales & offer analysis
Parcel NY-835818
Essex County, NY · 37.22 ac · Recreational · Dirt · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$170,300
Adjusted value
$137,938
Value range
$111,109–$164,766
Comp $/acre
$3,706/ac
Weighted from 7 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +23.5% versus the adjusted value.
Offer position
Max allowable offer
$78,821
Offer $/acre
$2,118/ac
Projected profit
$41,381
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-755734 | 35.0 | Jul 27, 2026 | $70,100 | 2,002 | 2,349 | 87 |
| NY-566988 | 86.9 | Jul 27, 2026 | $289,600 | 3,334 | 4,011 | 82 |
| NY-436239 | 50.5 | Jun 7, 2025 | $268,400 | 5,316 | 4,190 | 74 |
| NY-514874 | 18.8 | Jul 27, 2026 | $84,200 | 4,482 | 4,124 | 73 |
| NY-727379 | 115.3 | Mar 27, 2025 | $372,800 | 3,233 | 4,402 | 62 |
| NY-954448 | 13.8 | Dec 7, 2024 | $52,900 | 3,835 | 3,096 | 62 |
| NY-984431 | 13.6 | Feb 11, 2025 | $69,500 | 5,097 | 4,068 | 59 |
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.