Comparable sales & offer analysis
Parcel NY-117698
Franklin County, NY · 145 ac · Mixed Use · Gravel · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$451,200
Adjusted value
$415,923
Value range
$336,782–$495,063
Comp $/acre
$2,863/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +8.5% versus the adjusted value.
Offer position
Max allowable offer
$237,670
Offer $/acre
$1,636/ac
Projected profit
$124,777
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-967239 | 104.2 | Mar 18, 2026 | $232,900 | 2,235 | 2,440 | 83 |
| NY-417159 | 98.3 | Jul 7, 2026 | $216,700 | 2,203 | 1,991 | 80 |
| NY-667911 | 169.5 | Jul 8, 2025 | $578,000 | 3,409 | 3,168 | 78 |
| NY-598825 | 328.7 | Jul 27, 2026 | $857,000 | 2,607 | 3,304 | 75 |
| NY-125983 | 42.0 | Jul 27, 2026 | $90,400 | 2,156 | 2,402 | 68 |
| NY-797144 | 97.3 | Sep 4, 2025 | $315,600 | 3,245 | 3,137 | 68 |
| NY-716181 | 48.4 | Feb 13, 2026 | $242,600 | 5,010 | 3,380 | 63 |
| NY-466628 | 66.9 | Jun 30, 2024 | $339,800 | 5,077 | 3,726 | 60 |
| NY-386067 | 44.6 | Jul 6, 2025 | $117,900 | 2,644 | 2,461 | 59 |
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.