Comparable sales & offer analysis
Parcel NY-255136
Franklin County, NY · 22.71 ac · Recreational · Dirt · Full utilities
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$138,000
Adjusted value
$123,171
Value range
$102,716–$143,626
Comp $/acre
$5,424/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +12.0% versus the adjusted value.
Offer position
Max allowable offer
$70,383
Offer $/acre
$3,099/ac
Projected profit
$36,951
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-225138 | 22.7 | Jan 17, 2025 | $108,200 | 4,760 | 5,076 | 85 |
| NY-264905 | 19.2 | Jul 16, 2026 | $87,300 | 4,547 | 5,645 | 84 |
| NY-134782 | 17.6 | Jul 27, 2026 | $78,600 | 4,472 | 6,225 | 82 |
| NY-965834 | 37.6 | Jul 27, 2026 | $133,600 | 3,549 | 4,756 | 79 |
| NY-834769 | 17.4 | Dec 5, 2025 | $50,000 | 2,872 | 4,408 | 77 |
| NY-394353 | 12.9 | Nov 14, 2025 | $79,600 | 6,177 | 6,259 | 76 |
| NY-125983 | 42.0 | Jul 27, 2026 | $90,400 | 2,156 | 4,332 | 75 |
| NY-386067 | 44.6 | Jul 6, 2025 | $117,900 | 2,644 | 4,439 | 69 |
| NY-355722 | 34.7 | Jan 17, 2025 | $151,400 | 4,360 | 7,125 | 69 |
| NY-716181 | 48.4 | Feb 13, 2026 | $242,600 | 5,010 | 6,095 | 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.