Comparable sales & offer analysis
Parcel NY-232780
Essex County, NY · 4.12 ac · Residential · Gravel · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$26,500
Adjusted value
$16,904
Value range
$14,188–$19,619
Comp $/acre
$4,103/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +56.8% versus the adjusted value.
Offer position
Max allowable offer
$9,659
Offer $/acre
$2,344/ac
Projected profit
$5,071
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-102820 | 4.2 | Mar 1, 2026 | $23,000 | 5,426 | 4,486 | 84 |
| NY-813052 | 5.0 | May 27, 2026 | $20,800 | 4,146 | 4,906 | 84 |
| NY-932479 | 3.3 | Jul 27, 2026 | $8,300 | 2,514 | 3,126 | 84 |
| NY-552820 | 4.2 | Jan 20, 2025 | $23,500 | 5,550 | 4,266 | 81 |
| NY-421964 | 2.3 | Jul 27, 2026 | $8,600 | 3,754 | 3,697 | 79 |
| NY-292093 | 2.5 | Jul 27, 2026 | $15,700 | 6,251 | 5,243 | 78 |
| NY-452499 | 3.4 | Aug 4, 2025 | $9,600 | 2,862 | 3,448 | 75 |
| NY-361746 | 1.9 | Jun 10, 2026 | $7,600 | 3,909 | 4,485 | 75 |
| NY-822813 | 4.2 | Sep 20, 2024 | $18,300 | 4,343 | 3,803 | 73 |
| NY-443203 | 5.6 | Nov 23, 2025 | $23,000 | 4,109 | 3,477 | 73 |
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.