Comparable sales & offer analysis
Parcel NY-813052
Essex County, NY · 5.02 ac · Mixed Use · Dirt · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$21,000
Adjusted value
$18,087
Value range
$13,191–$22,983
Comp $/acre
$3,603/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +16.1% versus the adjusted value.
Offer position
Max allowable offer
$10,335
Offer $/acre
$2,059/ac
Projected profit
$5,426
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-102820 | 4.2 | Mar 1, 2026 | $23,000 | 5,426 | 3,847 | 77 |
| NY-452499 | 3.4 | Aug 4, 2025 | $9,600 | 2,862 | 2,956 | 77 |
| NY-443203 | 5.6 | Nov 23, 2025 | $23,000 | 4,109 | 2,982 | 77 |
| NY-932479 | 3.3 | Jul 27, 2026 | $8,300 | 2,514 | 2,681 | 76 |
| NY-493818 | 8.7 | Apr 4, 2026 | $32,800 | 3,758 | 3,368 | 75 |
| NY-232780 | 4.1 | Oct 15, 2024 | $28,200 | 6,850 | 6,325 | 73 |
| NY-552820 | 4.2 | Jan 20, 2025 | $23,500 | 5,550 | 3,657 | 73 |
| NY-361746 | 1.9 | Jun 10, 2026 | $7,600 | 3,909 | 3,846 | 72 |
| NY-421964 | 2.3 | Jul 27, 2026 | $8,600 | 3,754 | 3,170 | 71 |
| NY-822813 | 4.2 | Sep 20, 2024 | $18,300 | 4,343 | 3,260 | 70 |
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.