Comparable sales & offer analysis
Parcel NY-259239
Essex County, NY · 444 ac · Mixed Use · Landlocked · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$985,900
Adjusted value
$737,696
Value range
$540,385–$935,006
Comp $/acre
$1,663/ac
Weighted from 6 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +33.6% versus the adjusted value.
Offer position
Max allowable offer
$421,540
Offer $/acre
$950/ac
Projected profit
$221,309
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-279063 | 390.6 | Aug 15, 2025 | $522,000 | 1,336 | 1,348 | 80 |
| NY-598926 | 353.7 | Apr 3, 2026 | $842,300 | 2,381 | 1,267 | 80 |
| NY-308987 | 369.6 | Jul 27, 2026 | $1,371,200 | 3,710 | 1,973 | 79 |
| NY-629188 | 427.6 | Sep 14, 2025 | $874,800 | 2,046 | 1,218 | 74 |
| NY-318325 | 228.8 | May 19, 2024 | $785,200 | 3,431 | 2,459 | 66 |
| NY-667875 | 165.2 | Jul 9, 2025 | $695,200 | 4,209 | 1,858 | 62 |
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.