Comparable sales & offer analysis
Parcel NY-945932
Monroe County, NY · 40.42 ac · Recreational · Paved · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$458,700
Adjusted value
$429,592
Value range
$376,107–$483,077
Comp $/acre
$10,628/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +6.8% versus the adjusted value.
Offer position
Max allowable offer
$245,481
Offer $/acre
$6,073/ac
Projected profit
$128,878
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-836015 | 42.9 | Feb 2, 2026 | $355,200 | 8,273 | 10,148 | 82 |
| NY-185314 | 25.8 | Jul 27, 2026 | $225,500 | 8,726 | 11,202 | 78 |
| NY-875500 | 29.6 | Jun 2, 2026 | $178,700 | 6,045 | 11,863 | 77 |
| NY-755835 | 37.7 | Sep 30, 2025 | $288,300 | 7,650 | 7,615 | 77 |
| NY-235916 | 40.0 | Dec 12, 2023 | $285,800 | 7,152 | 10,949 | 74 |
| NY-536374 | 55.7 | May 1, 2025 | $488,400 | 8,771 | 11,644 | 74 |
| NY-236792 | 75.4 | Feb 15, 2025 | $442,200 | 5,867 | 9,786 | 73 |
| NY-665054 | 21.4 | May 20, 2026 | $201,100 | 9,397 | 12,275 | 73 |
| NY-957513 | 127.1 | Sep 4, 2025 | $557,300 | 4,386 | 9,566 | 69 |
| NY-874952 | 19.9 | Oct 10, 2024 | $167,000 | 8,400 | 11,311 | 67 |
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.