Comparable sales & offer analysis
Parcel NY-256092
Steuben County, NY · 45.39 ac · Residential · Paved · Power at road
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$454,200
Adjusted value
$282,756
Value range
$220,651–$344,862
Comp $/acre
$6,229/ac
Weighted from 8 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +60.6% versus the adjusted value.
Offer position
Max allowable offer
$161,575
Offer $/acre
$3,560/ac
Projected profit
$84,827
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-865719 | 34.6 | Jul 27, 2026 | $392,100 | 11,318 | 8,851 | 86 |
| NY-466324 | 53.7 | Sep 27, 2025 | $170,400 | 3,174 | 4,670 | 77 |
| NY-146151 | 47.4 | Jun 30, 2025 | $196,800 | 4,155 | 6,091 | 73 |
| NY-375651 | 33.0 | Jan 21, 2025 | $110,000 | 3,336 | 5,419 | 70 |
| NY-425873 | 38.7 | Jul 27, 2024 | $113,500 | 2,930 | 6,308 | 67 |
| NY-887301 | 109.0 | Apr 5, 2025 | $291,400 | 2,674 | 4,718 | 66 |
| NY-667728 | 148.5 | Sep 23, 2025 | $673,200 | 4,534 | 7,313 | 63 |
| NY-387469 | 123.1 | Jun 8, 2025 | $277,000 | 2,250 | 6,051 | 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.