Comparable sales & offer analysis
Parcel NY-965834
Franklin County, NY · 37.65 ac · Agricultural · Gravel · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$151,000
Adjusted value
$148,936
Value range
$117,835–$180,038
Comp $/acre
$3,956/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +1.4% versus the adjusted value.
Offer position
Max allowable offer
$85,107
Offer $/acre
$2,260/ac
Projected profit
$44,681
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-125983 | 42.0 | Jul 27, 2026 | $90,400 | 2,156 | 3,258 | 90 |
| NY-716181 | 48.4 | Feb 13, 2026 | $242,600 | 5,010 | 4,584 | 77 |
| NY-255136 | 22.7 | May 3, 2026 | $142,300 | 6,265 | 4,768 | 76 |
| NY-386067 | 44.6 | Jul 6, 2025 | $117,900 | 2,644 | 3,338 | 75 |
| NY-355722 | 34.7 | Jan 17, 2025 | $151,400 | 4,360 | 5,357 | 73 |
| NY-264905 | 19.2 | Jul 16, 2026 | $87,300 | 4,547 | 4,246 | 72 |
| NY-134782 | 17.6 | Jul 27, 2026 | $78,600 | 4,472 | 4,682 | 72 |
| NY-967239 | 104.2 | Mar 18, 2026 | $232,900 | 2,235 | 3,310 | 71 |
| NY-417159 | 98.3 | Jul 7, 2026 | $216,700 | 2,203 | 2,700 | 69 |
| NY-834769 | 17.4 | Dec 5, 2025 | $50,000 | 2,872 | 3,315 | 68 |
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.