Comparable sales & offer analysis
Parcel NY-291864
St. Lawrence County, NY · 2.12 ac · Mixed Use · Gravel · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$13,800
Adjusted value
$10,214
Value range
$9,256–$11,171
Comp $/acre
$4,818/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +35.1% versus the adjusted value.
Offer position
Max allowable offer
$5,836
Offer $/acre
$2,753/ac
Projected profit
$3,064
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 | 5,300 | 85 |
| NY-552101 | 2.5 | Jul 27, 2026 | $8,900 | 3,524 | 5,214 | 81 |
| NY-841499 | 1.6 | Jan 27, 2026 | $8,000 | 4,933 | 5,022 | 81 |
| NY-991861 | 2.1 | Nov 13, 2024 | $10,900 | 5,134 | 4,686 | 77 |
| NY-270863 | 1.0 | Apr 27, 2025 | $6,200 | 6,017 | 4,373 | 75 |
| NY-362884 | 4.4 | Sep 2, 2025 | $19,200 | 4,315 | 4,588 | 71 |
| NY-230513 | 0.8 | Feb 10, 2025 | $5,600 | 7,035 | 5,143 | 70 |
| NY-153002 | 4.8 | Jul 17, 2025 | $28,400 | 5,869 | 3,718 | 64 |
| NY-333554 | 7.2 | Jan 30, 2026 | $32,500 | 4,502 | 4,770 | 63 |
| NY-183195 | 5.6 | Nov 17, 2024 | $26,200 | 4,712 | 5,165 | 59 |
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.