Comparable sales & offer analysis
Parcel NY-932479
Essex County, NY · 3.31 ac · Unzoned · Landlocked · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$7,800
Adjusted value
$12,119
Value range
$9,194–$15,045
Comp $/acre
$3,661/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -35.6% versus the adjusted value.
Offer position
Max allowable offer
$6,925
Offer $/acre
$2,092/ac
Projected profit
$3,636
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-292093 | 2.5 | Jul 27, 2026 | $15,700 | 6,251 | 4,250 | 81 |
| NY-361746 | 1.9 | Jun 10, 2026 | $7,600 | 3,909 | 3,636 | 81 |
| NY-421964 | 2.3 | Jul 27, 2026 | $8,600 | 3,754 | 2,997 | 78 |
| NY-452499 | 3.4 | Aug 4, 2025 | $9,600 | 2,862 | 2,794 | 77 |
| NY-102820 | 4.2 | Mar 1, 2026 | $23,000 | 5,426 | 3,636 | 76 |
| NY-813052 | 5.0 | May 27, 2026 | $20,800 | 4,146 | 3,977 | 75 |
| NY-152189 | 2.7 | Jul 2, 2025 | $12,400 | 4,601 | 2,774 | 74 |
| NY-552820 | 4.2 | Jan 20, 2025 | $23,500 | 5,550 | 3,457 | 73 |
| NY-232780 | 4.1 | Oct 15, 2024 | $28,200 | 6,850 | 5,979 | 72 |
| NY-493818 | 8.7 | Apr 4, 2026 | $32,800 | 3,758 | 3,183 | 71 |
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.