Comparable sales & offer analysis
Parcel NY-452246
Lewis County, NY · 2.80 ac · Residential · Gravel · Power at road
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$25,000
Adjusted value
$14,875
Value range
$13,034–$16,715
Comp $/acre
$5,312/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +68.1% versus the adjusted value.
Offer position
Max allowable offer
$8,500
Offer $/acre
$3,036/ac
Projected profit
$4,462
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-402991 | 4.8 | Jul 27, 2026 | $18,500 | 3,860 | 5,799 | 80 |
| NY-573750 | 8.3 | Jul 27, 2026 | $43,800 | 5,261 | 5,542 | 77 |
| NY-131403 | 1.5 | Dec 23, 2025 | $6,800 | 4,506 | 5,313 | 73 |
| NY-681214 | 1.3 | Jul 27, 2026 | $4,200 | 3,185 | 4,304 | 73 |
| NY-971326 | 1.4 | Jul 27, 2026 | $5,700 | 3,970 | 4,618 | 72 |
| NY-972904 | 4.5 | Jun 27, 2025 | $13,800 | 3,062 | 5,641 | 68 |
| NY-331942 | 2.3 | Oct 25, 2024 | $6,900 | 3,082 | 5,706 | 68 |
| NY-833327 | 6.1 | Sep 9, 2025 | $22,000 | 3,590 | 4,474 | 63 |
| NY-280939 | 1.1 | May 8, 2025 | $3,900 | 3,605 | 6,459 | 61 |
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.