Comparable sales & offer analysis
Parcel PA-459434
Tioga County, PA · 465 ac · Agricultural · Landlocked · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$593,800
Adjusted value
$752,903
Value range
$604,259–$901,548
Comp $/acre
$1,621/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -21.1% versus the adjusted value.
Offer position
Max allowable offer
$430,231
Offer $/acre
$926/ac
Projected profit
$225,871
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 |
|---|---|---|---|---|---|---|
| PA-329367 | 442.5 | Jul 27, 2026 | $1,494,900 | 3,378 | 1,929 | 86 |
| PA-149186 | 388.1 | May 25, 2026 | $1,353,900 | 3,488 | 1,581 | 82 |
| PA-138600 | 253.9 | May 31, 2026 | $841,100 | 3,313 | 1,903 | 80 |
| PA-207962 | 159.9 | Jul 27, 2026 | $296,800 | 1,856 | 1,369 | 76 |
| PA-579862 | 633.4 | Jun 7, 2026 | $1,759,800 | 2,778 | 1,695 | 75 |
| PA-209697 | 562.0 | Sep 3, 2025 | $1,945,100 | 3,461 | 2,197 | 73 |
| PA-178890 | 313.2 | Mar 24, 2025 | $725,600 | 2,317 | 1,484 | 72 |
| PA-898873 | 309.4 | Mar 27, 2025 | $1,285,600 | 4,155 | 1,565 | 71 |
| PA-598745 | 282.0 | Nov 13, 2025 | $469,000 | 1,663 | 995 | 71 |
| PA-859807 | 608.7 | Feb 8, 2025 | $924,000 | 1,518 | 1,386 | 70 |
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.