Comparable sales & offer analysis
Parcel NY-822813
Essex County, NY · 4.22 ac · Recreational · Dirt · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$18,200
Adjusted value
$23,012
Value range
$16,950–$29,075
Comp $/acre
$5,453/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -20.9% versus the adjusted value.
Offer position
Max allowable offer
$13,150
Offer $/acre
$3,116/ac
Projected profit
$6,904
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 | 5,562 | 87 |
| NY-932479 | 3.3 | Jul 27, 2026 | $8,300 | 2,514 | 3,876 | 81 |
| NY-813052 | 5.0 | May 27, 2026 | $20,800 | 4,146 | 6,083 | 79 |
| NY-443203 | 5.6 | Nov 23, 2025 | $23,000 | 4,109 | 4,311 | 78 |
| NY-452499 | 3.4 | Aug 4, 2025 | $9,600 | 2,862 | 4,274 | 77 |
| NY-292093 | 2.5 | Jul 27, 2026 | $15,700 | 6,251 | 6,502 | 76 |
| NY-493818 | 8.7 | Apr 4, 2026 | $32,800 | 3,758 | 4,870 | 76 |
| NY-361746 | 1.9 | Jun 10, 2026 | $7,600 | 3,909 | 5,561 | 75 |
| NY-421964 | 2.3 | Jul 27, 2026 | $8,600 | 3,754 | 4,584 | 74 |
| NY-232780 | 4.1 | Oct 15, 2024 | $28,200 | 6,850 | 9,146 | 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.