Comparable sales & offer analysis
Parcel NY-117395
St. Lawrence County, NY · 117 ac · Unzoned · Gravel · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$472,500
Adjusted value
$459,562
Value range
$353,424–$565,700
Comp $/acre
$3,939/ac
Weighted from 8 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +2.8% versus the adjusted value.
Offer position
Max allowable offer
$262,607
Offer $/acre
$2,251/ac
Projected profit
$137,869
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-578916 | 351.1 | Jul 27, 2026 | $702,000 | 1,999 | 2,735 | 79 |
| NY-635829 | 37.5 | Jul 27, 2026 | $237,400 | 6,327 | 4,216 | 70 |
| NY-106328 | 53.9 | Jul 27, 2026 | $257,300 | 4,776 | 4,681 | 68 |
| NY-428849 | 334.5 | Dec 20, 2025 | $644,800 | 1,928 | 3,099 | 63 |
| NY-378151 | 201.7 | Oct 5, 2024 | $1,125,300 | 5,578 | 4,862 | 62 |
| NY-106261 | 51.3 | Oct 31, 2024 | $214,800 | 4,187 | 4,408 | 61 |
| NY-388288 | 222.8 | Jan 19, 2025 | $344,100 | 1,545 | 2,695 | 60 |
| NY-435940 | 40.7 | Oct 15, 2025 | $261,000 | 6,420 | 5,041 | 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.