Comparable sales & offer analysis
Parcel NY-153002
St. Lawrence County, NY · 4.84 ac · Recreational · Paved · Full utilities
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$32,500
Adjusted value
$39,561
Value range
$35,271–$43,852
Comp $/acre
$8,174/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -17.8% versus the adjusted value.
Offer position
Max allowable offer
$22,607
Offer $/acre
$4,671/ac
Projected profit
$11,868
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 | 8,746 | 76 |
| NY-362884 | 4.4 | Sep 2, 2025 | $19,200 | 4,315 | 7,572 | 76 |
| NY-333554 | 7.2 | Jan 30, 2026 | $32,500 | 4,502 | 7,871 | 76 |
| NY-552101 | 2.5 | Jul 27, 2026 | $8,900 | 3,524 | 8,604 | 74 |
| NY-843803 | 8.7 | Jul 27, 2026 | $58,400 | 6,757 | 10,078 | 74 |
| NY-433815 | 8.7 | Jul 9, 2026 | $44,100 | 5,062 | 7,570 | 72 |
| NY-183195 | 5.6 | Nov 17, 2024 | $26,200 | 4,712 | 8,522 | 72 |
| NY-991861 | 2.1 | Nov 13, 2024 | $10,900 | 5,134 | 7,732 | 69 |
| NY-314694 | 16.5 | Jul 27, 2026 | $46,400 | 2,811 | 6,542 | 66 |
| NY-841499 | 1.6 | Jan 27, 2026 | $8,000 | 4,933 | 8,288 | 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.