Comparable sales & offer analysis
Parcel NY-109137
Sullivan County, NY · 412 ac · Residential · Landlocked · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$1,705,300
Adjusted value
$1,308,866
Value range
$1,107,791–$1,509,941
Comp $/acre
$3,176/ac
Weighted from 5 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +30.3% versus the adjusted value.
Offer position
Max allowable offer
$747,923
Offer $/acre
$1,815/ac
Projected profit
$392,660
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-198789 | 320.3 | Mar 10, 2025 | $1,739,500 | 5,432 | 3,654 | 68 |
| NY-558181 | 206.2 | Jan 1, 2024 | $1,289,800 | 6,256 | 3,292 | 62 |
| NY-597211 | 102.1 | Jan 21, 2026 | $605,900 | 5,934 | 2,822 | 62 |
| NY-277062 | 91.7 | Mar 13, 2025 | $593,100 | 6,471 | 3,650 | 59 |
| NY-776216 | 49.7 | Oct 6, 2025 | $211,900 | 4,267 | 2,389 | 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.