Comparable sales & offer analysis
Parcel NY-165447
Franklin County, NY · 28.45 ac · Residential · Paved · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$158,500
Adjusted value
$165,629
Value range
$132,297–$198,960
Comp $/acre
$5,822/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -4.3% versus the adjusted value.
Offer position
Max allowable offer
$94,645
Offer $/acre
$3,327/ac
Projected profit
$49,689
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-264905 | 19.2 | Jul 16, 2026 | $87,300 | 4,547 | 6,176 | 79 |
| NY-134782 | 17.6 | Jul 27, 2026 | $78,600 | 4,472 | 6,812 | 78 |
| NY-965834 | 37.6 | Jul 27, 2026 | $133,600 | 3,549 | 5,204 | 77 |
| NY-255136 | 22.7 | May 3, 2026 | $142,300 | 6,265 | 6,937 | 77 |
| NY-716181 | 48.4 | Feb 13, 2026 | $242,600 | 5,010 | 6,668 | 75 |
| NY-125983 | 42.0 | Jul 27, 2026 | $90,400 | 2,156 | 4,740 | 74 |
| NY-355722 | 34.7 | Jan 17, 2025 | $151,400 | 4,360 | 7,793 | 74 |
| NY-834769 | 17.4 | Dec 5, 2025 | $50,000 | 2,872 | 4,823 | 73 |
| NY-386067 | 44.6 | Jul 6, 2025 | $117,900 | 2,644 | 4,856 | 72 |
| NY-417159 | 98.3 | Jul 7, 2026 | $216,700 | 2,203 | 3,928 | 69 |
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.