Comparable sales & offer analysis
Parcel NY-991861
St. Lawrence County, NY · 2.12 ac · Recreational · Gravel · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$12,000
Adjusted value
$12,712
Value range
$10,622–$14,802
Comp $/acre
$5,996/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -5.6% versus the adjusted value.
Offer position
Max allowable offer
$7,264
Offer $/acre
$3,426/ac
Projected profit
$3,814
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-421668 | 1.8 | Jun 14, 2026 | $11,400 | 6,208 | 6,270 | 91 |
| NY-552101 | 2.5 | Jul 27, 2026 | $8,900 | 3,524 | 6,169 | 81 |
| NY-291864 | 2.1 | Apr 19, 2025 | $14,200 | 6,692 | 8,355 | 78 |
| NY-841499 | 1.6 | Jan 27, 2026 | $8,000 | 4,933 | 5,941 | 78 |
| NY-153002 | 4.8 | Jul 17, 2025 | $28,400 | 5,869 | 4,397 | 71 |
| NY-362884 | 4.4 | Sep 2, 2025 | $19,200 | 4,315 | 5,427 | 68 |
| NY-270863 | 1.0 | Apr 27, 2025 | $6,200 | 6,017 | 5,172 | 66 |
| NY-333554 | 7.2 | Jan 30, 2026 | $32,500 | 4,502 | 5,642 | 65 |
| NY-230513 | 0.8 | Feb 10, 2025 | $5,600 | 7,035 | 6,082 | 63 |
| NY-183195 | 5.6 | Nov 17, 2024 | $26,200 | 4,712 | 6,108 | 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.