Comparable sales & offer analysis
Parcel NY-308987
Essex County, NY · 370 ac · Recreational · Gravel · Full utilities
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$1,333,900
Adjusted value
$1,168,753
Value range
$873,766–$1,463,739
Comp $/acre
$3,162/ac
Weighted from 7 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +14.1% versus the adjusted value.
Offer position
Max allowable offer
$667,859
Offer $/acre
$1,807/ac
Projected profit
$350,626
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-598926 | 353.7 | Apr 3, 2026 | $842,300 | 2,381 | 2,387 | 86 |
| NY-279063 | 390.6 | Aug 15, 2025 | $522,000 | 1,336 | 2,540 | 82 |
| NY-629188 | 427.6 | Sep 14, 2025 | $874,800 | 2,046 | 2,294 | 75 |
| NY-259239 | 443.7 | Dec 29, 2025 | $871,500 | 1,964 | 3,819 | 75 |
| NY-667875 | 165.2 | Jul 9, 2025 | $695,200 | 4,209 | 3,501 | 67 |
| NY-318325 | 228.8 | May 19, 2024 | $785,200 | 3,431 | 4,635 | 61 |
| NY-727379 | 115.3 | Mar 27, 2025 | $372,800 | 3,233 | 3,511 | 57 |
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.