Comparable sales & offer analysis
Parcel NY-174856
St. Lawrence County, NY · 18.54 ac · Recreational · Gravel · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$94,800
Adjusted value
$86,633
Value range
$70,008–$103,258
Comp $/acre
$4,673/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +9.4% versus the adjusted value.
Offer position
Max allowable offer
$49,504
Offer $/acre
$2,670/ac
Projected profit
$25,990
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-314694 | 16.5 | Jul 27, 2026 | $46,400 | 2,811 | 3,493 | 80 |
| NY-935139 | 22.8 | May 30, 2026 | $91,800 | 4,033 | 3,404 | 79 |
| NY-635829 | 37.5 | Jul 27, 2026 | $237,400 | 6,327 | 5,105 | 74 |
| NY-843803 | 8.7 | Jul 27, 2026 | $58,400 | 6,757 | 5,381 | 74 |
| NY-433815 | 8.7 | Jul 9, 2026 | $44,100 | 5,062 | 4,042 | 72 |
| NY-106261 | 51.3 | Oct 31, 2024 | $214,800 | 4,187 | 5,338 | 69 |
| NY-435940 | 40.7 | Oct 15, 2025 | $261,000 | 6,420 | 6,104 | 67 |
| NY-505470 | 28.9 | Mar 3, 2025 | $131,100 | 4,530 | 4,357 | 67 |
| NY-106328 | 53.9 | Jul 27, 2026 | $257,300 | 4,776 | 5,667 | 65 |
| NY-333554 | 7.2 | Jan 30, 2026 | $32,500 | 4,502 | 4,202 | 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.