Comparable sales & offer analysis
Parcel NY-598926
Essex County, NY · 354 ac · Unzoned · Gravel · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$958,200
Adjusted value
$1,232,879
Value range
$970,570–$1,495,188
Comp $/acre
$3,486/ac
Weighted from 7 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -22.3% versus the adjusted value.
Offer position
Max allowable offer
$704,502
Offer $/acre
$1,992/ac
Projected profit
$369,864
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-308987 | 369.6 | Jul 27, 2026 | $1,371,200 | 3,710 | 3,788 | 87 |
| NY-259239 | 443.7 | Dec 29, 2025 | $871,500 | 1,964 | 3,891 | 78 |
| NY-279063 | 390.6 | Aug 15, 2025 | $522,000 | 1,336 | 2,587 | 77 |
| NY-667875 | 165.2 | Jul 9, 2025 | $695,200 | 4,209 | 3,566 | 70 |
| NY-629188 | 427.6 | Sep 14, 2025 | $874,800 | 2,046 | 2,337 | 70 |
| NY-318325 | 228.8 | May 19, 2024 | $785,200 | 3,431 | 4,720 | 66 |
| NY-727379 | 115.3 | Mar 27, 2025 | $372,800 | 3,233 | 3,576 | 56 |
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.