Comparable sales & offer analysis
Parcel NY-954448
Essex County, NY · 13.80 ac · Agricultural · Gravel · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$50,500
Adjusted value
$69,045
Value range
$54,610–$83,480
Comp $/acre
$5,003/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -26.9% versus the adjusted value.
Offer position
Max allowable offer
$39,454
Offer $/acre
$2,859/ac
Projected profit
$20,714
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-514874 | 18.8 | Jul 27, 2026 | $84,200 | 4,482 | 5,500 | 85 |
| NY-493818 | 8.7 | Apr 4, 2026 | $32,800 | 3,758 | 4,289 | 75 |
| NY-443203 | 5.6 | Nov 23, 2025 | $23,000 | 4,109 | 3,797 | 72 |
| NY-984431 | 13.6 | Feb 11, 2025 | $69,500 | 5,097 | 5,425 | 70 |
| NY-755734 | 35.0 | Jul 27, 2026 | $70,100 | 2,002 | 3,133 | 70 |
| NY-333857 | 9.0 | Feb 22, 2024 | $66,300 | 7,370 | 6,459 | 67 |
| NY-835818 | 37.2 | Jun 22, 2025 | $175,900 | 4,726 | 6,643 | 64 |
| NY-813052 | 5.0 | May 27, 2026 | $20,800 | 4,146 | 5,358 | 64 |
| NY-102820 | 4.2 | Mar 1, 2026 | $23,000 | 5,426 | 4,899 | 62 |
| NY-552820 | 4.2 | Jan 20, 2025 | $23,500 | 5,550 | 4,657 | 58 |
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.