Comparable sales & offer analysis
Parcel NY-435940
St. Lawrence County, NY · 40.66 ac · Residential · Dirt · Full utilities
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$298,000
Adjusted value
$208,644
Value range
$172,183–$245,105
Comp $/acre
$5,131/ac
Weighted from 8 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +42.8% versus the adjusted value.
Offer position
Max allowable offer
$119,225
Offer $/acre
$2,932/ac
Projected profit
$62,593
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-635829 | 37.5 | Jul 27, 2026 | $237,400 | 6,327 | 5,557 | 84 |
| NY-106328 | 53.9 | Jul 27, 2026 | $257,300 | 4,776 | 6,169 | 81 |
| NY-935139 | 22.8 | May 30, 2026 | $91,800 | 4,033 | 3,706 | 80 |
| NY-314694 | 16.5 | Jul 27, 2026 | $46,400 | 2,811 | 3,802 | 71 |
| NY-106261 | 51.3 | Oct 31, 2024 | $214,800 | 4,187 | 5,813 | 70 |
| NY-505470 | 28.9 | Mar 3, 2025 | $131,100 | 4,530 | 4,744 | 69 |
| NY-174856 | 18.5 | Feb 27, 2025 | $90,300 | 4,873 | 5,662 | 65 |
| NY-117395 | 116.7 | Apr 11, 2026 | $490,900 | 4,208 | 5,659 | 64 |
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.