Comparable sales & offer analysis
Parcel NY-378151
St. Lawrence County, NY · 202 ac · Recreational · Paved · Full utilities
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$1,047,800
Adjusted value
$921,687
Value range
$679,994–$1,163,380
Comp $/acre
$4,569/ac
Weighted from 6 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +13.7% versus the adjusted value.
Offer position
Max allowable offer
$526,678
Offer $/acre
$2,611/ac
Projected profit
$276,506
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 | 3,382 | 76 |
| NY-117395 | 116.7 | Apr 11, 2026 | $490,900 | 4,208 | 5,309 | 71 |
| NY-269322 | 471.2 | Jul 27, 2026 | $1,452,300 | 3,082 | 6,619 | 70 |
| NY-388288 | 222.8 | Jan 19, 2025 | $344,100 | 1,545 | 3,334 | 70 |
| NY-428849 | 334.5 | Dec 20, 2025 | $644,800 | 1,928 | 3,833 | 66 |
| NY-679487 | 531.0 | Jul 31, 2024 | $873,600 | 1,645 | 5,018 | 62 |
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.