Comparable sales & offer analysis
Parcel NY-308987
Essex County, NY · 370 ac · Recreational · Gravel · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$1,333,900
Adjusted value
$1,175,301
Value range
$878,633–$1,471,969
Comp $/acre
$3,179/ac
Weighted from 7 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +13.5% versus the adjusted value.
Offer position
Max allowable offer
$671,601
Offer $/acre
$1,817/ac
Projected profit
$352,590
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 | 2,400 | 85 |
| NY-279063 | 390.6 | Aug 15, 2025 | $522,000 | 1,336 | 2,553 | 81 |
| NY-629188 | 427.6 | Sep 14, 2025 | $874,800 | 2,046 | 2,306 | 74 |
| NY-259239 | 443.7 | Dec 29, 2025 | $871,500 | 1,964 | 3,840 | 74 |
| NY-667875 | 165.2 | Jul 9, 2025 | $695,200 | 4,209 | 3,520 | 66 |
| NY-318325 | 228.8 | May 19, 2024 | $785,200 | 3,431 | 4,659 | 61 |
| NY-727379 | 115.3 | Mar 27, 2025 | $372,800 | 3,233 | 3,530 | 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.