Comparable sales & offer analysis
Parcel NY-935139
St. Lawrence County, NY · 22.76 ac · Mixed Use · Dirt · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$100,100
Adjusted value
$133,794
Value range
$112,006–$155,583
Comp $/acre
$5,878/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -25.2% versus the adjusted value.
Offer position
Max allowable offer
$76,454
Offer $/acre
$3,359/ac
Projected profit
$40,138
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-314694 | 16.5 | Jul 27, 2026 | $46,400 | 2,811 | 4,198 | 81 |
| NY-635829 | 37.5 | Jul 27, 2026 | $237,400 | 6,327 | 6,135 | 78 |
| NY-435940 | 40.7 | Oct 15, 2025 | $261,000 | 6,420 | 7,336 | 74 |
| NY-106328 | 53.9 | Jul 27, 2026 | $257,300 | 4,776 | 6,812 | 74 |
| NY-174856 | 18.5 | Feb 27, 2025 | $90,300 | 4,873 | 6,250 | 71 |
| NY-843803 | 8.7 | Jul 27, 2026 | $58,400 | 6,757 | 6,467 | 71 |
| NY-505470 | 28.9 | Mar 3, 2025 | $131,100 | 4,530 | 5,237 | 69 |
| NY-433815 | 8.7 | Jul 9, 2026 | $44,100 | 5,062 | 4,858 | 65 |
| NY-333554 | 7.2 | Jan 30, 2026 | $32,500 | 4,502 | 5,051 | 62 |
| NY-106261 | 51.3 | Oct 31, 2024 | $214,800 | 4,187 | 6,415 | 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.