Comparable sales & offer analysis
Parcel NY-635829
St. Lawrence County, NY · 37.52 ac · Mixed Use · Paved · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$253,900
Adjusted value
$226,822
Value range
$182,362–$271,282
Comp $/acre
$6,045/ac
Weighted from 8 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +11.9% versus the adjusted value.
Offer position
Max allowable offer
$129,613
Offer $/acre
$3,454/ac
Projected profit
$68,047
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-106328 | 53.9 | Jul 27, 2026 | $257,300 | 4,776 | 7,079 | 81 |
| NY-935139 | 22.8 | May 30, 2026 | $91,800 | 4,033 | 4,252 | 76 |
| NY-435940 | 40.7 | Oct 15, 2025 | $261,000 | 6,420 | 7,624 | 76 |
| NY-314694 | 16.5 | Jul 27, 2026 | $46,400 | 2,811 | 4,363 | 76 |
| NY-505470 | 28.9 | Mar 3, 2025 | $131,100 | 4,530 | 5,443 | 70 |
| NY-106261 | 51.3 | Oct 31, 2024 | $214,800 | 4,187 | 6,668 | 69 |
| NY-117395 | 116.7 | Apr 11, 2026 | $490,900 | 4,208 | 6,493 | 67 |
| NY-174856 | 18.5 | Feb 27, 2025 | $90,300 | 4,873 | 6,495 | 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.