Comparable sales & offer analysis
Parcel NY-314694
St. Lawrence County, NY · 16.49 ac · Mixed Use · Landlocked · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$54,800
Adjusted value
$64,991
Value range
$54,248–$75,734
Comp $/acre
$3,941/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -15.7% versus the adjusted value.
Offer position
Max allowable offer
$37,138
Offer $/acre
$2,252/ac
Projected profit
$19,497
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-843803 | 8.7 | Jul 27, 2026 | $58,400 | 6,757 | 4,365 | 81 |
| NY-935139 | 22.8 | May 30, 2026 | $91,800 | 4,033 | 2,761 | 79 |
| NY-433815 | 8.7 | Jul 9, 2026 | $44,100 | 5,062 | 3,279 | 76 |
| NY-635829 | 37.5 | Jul 27, 2026 | $237,400 | 6,327 | 4,141 | 76 |
| NY-106328 | 53.9 | Jul 27, 2026 | $257,300 | 4,776 | 4,597 | 76 |
| NY-174856 | 18.5 | Feb 27, 2025 | $90,300 | 4,873 | 4,218 | 71 |
| NY-505470 | 28.9 | Mar 3, 2025 | $131,100 | 4,530 | 3,534 | 67 |
| NY-333554 | 7.2 | Jan 30, 2026 | $32,500 | 4,502 | 3,409 | 65 |
| NY-435940 | 40.7 | Oct 15, 2025 | $261,000 | 6,420 | 4,951 | 64 |
| NY-106261 | 51.3 | Oct 31, 2024 | $214,800 | 4,187 | 4,330 | 58 |
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.