Comparable sales & offer analysis
Parcel NY-822813
Essex County, NY · 4.22 ac · Recreational · Dirt · Full utilities
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$18,200
Adjusted value
$21,370
Value range
$17,968–$24,773
Comp $/acre
$5,064/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -14.8% versus the adjusted value.
Offer position
Max allowable offer
$12,212
Offer $/acre
$2,894/ac
Projected profit
$6,411
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 | 5,532 | 88 |
| NY-932479 | 3.3 | Jul 27, 2026 | $8,300 | 2,514 | 3,855 | 83 |
| NY-813052 | 5.0 | May 27, 2026 | $20,800 | 4,146 | 6,050 | 80 |
| NY-443203 | 5.6 | Nov 23, 2025 | $23,000 | 4,109 | 4,288 | 79 |
| NY-292093 | 2.5 | Jul 27, 2026 | $15,700 | 6,251 | 6,466 | 78 |
| NY-452499 | 3.4 | Aug 4, 2025 | $9,600 | 2,862 | 4,252 | 77 |
| NY-493818 | 8.7 | Apr 4, 2026 | $32,800 | 3,758 | 4,843 | 77 |
| NY-361746 | 1.9 | Jun 10, 2026 | $7,600 | 3,909 | 5,531 | 76 |
| NY-421964 | 2.3 | Jul 27, 2026 | $8,600 | 3,754 | 4,559 | 75 |
| NY-552820 | 4.2 | Jan 20, 2025 | $23,500 | 5,550 | 5,261 | 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.