Comparable sales & offer analysis
Parcel NY-452499
Essex County, NY · 3.36 ac · Mixed Use · Dirt · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$11,700
Adjusted value
$13,266
Value range
$9,982–$16,550
Comp $/acre
$3,948/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -11.8% versus the adjusted value.
Offer position
Max allowable offer
$7,580
Offer $/acre
$2,256/ac
Projected profit
$3,980
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-932479 | 3.3 | Jul 27, 2026 | $8,300 | 2,514 | 2,723 | 84 |
| NY-813052 | 5.0 | May 27, 2026 | $20,800 | 4,146 | 4,273 | 83 |
| NY-292093 | 2.5 | Jul 27, 2026 | $15,700 | 6,251 | 4,567 | 82 |
| NY-102820 | 4.2 | Mar 1, 2026 | $23,000 | 5,426 | 3,907 | 82 |
| NY-361746 | 1.9 | Jun 10, 2026 | $7,600 | 3,909 | 3,906 | 80 |
| NY-421964 | 2.3 | Jul 27, 2026 | $8,600 | 3,754 | 3,220 | 78 |
| NY-822813 | 4.2 | Sep 20, 2024 | $18,300 | 4,343 | 3,312 | 73 |
| NY-661858 | 2.1 | Sep 17, 2025 | $10,200 | 4,849 | 4,300 | 72 |
| NY-443203 | 5.6 | Nov 23, 2025 | $23,000 | 4,109 | 3,028 | 71 |
| NY-232780 | 4.1 | Oct 15, 2024 | $28,200 | 6,850 | 6,424 | 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.