Comparable sales & offer analysis
Parcel NY-270863
St. Lawrence County, NY · 1.03 ac · Mixed Use · Gravel · Full utilities
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$6,600
Adjusted value
$8,095
Value range
$6,957–$9,233
Comp $/acre
$7,859/ac
Weighted from 6 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -18.5% versus the adjusted value.
Offer position
Max allowable offer
$4,626
Offer $/acre
$4,491/ac
Projected profit
$2,429
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-230513 | 0.8 | Feb 10, 2025 | $5,600 | 7,035 | 7,464 | 84 |
| NY-421668 | 1.8 | Jun 14, 2026 | $11,400 | 6,208 | 7,692 | 79 |
| NY-841499 | 1.6 | Jan 27, 2026 | $8,000 | 4,933 | 7,289 | 76 |
| NY-291864 | 2.1 | Apr 19, 2025 | $14,200 | 6,692 | 10,252 | 75 |
| NY-552101 | 2.5 | Jul 27, 2026 | $8,900 | 3,524 | 7,567 | 70 |
| NY-991861 | 2.1 | Nov 13, 2024 | $10,900 | 5,134 | 6,800 | 65 |
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.