Comparable sales & offer analysis
Parcel NY-947087
Warren County, NY · 93.33 ac · Recreational · Landlocked · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$424,600
Adjusted value
$386,605
Value range
$322,937–$450,274
Comp $/acre
$4,142/ac
Weighted from 8 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +9.8% versus the adjusted value.
Offer position
Max allowable offer
$220,917
Offer $/acre
$2,367/ac
Projected profit
$115,982
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-427128 | 96.1 | Mar 29, 2024 | $415,300 | 4,320 | 3,234 | 77 |
| NY-285122 | 22.5 | Jul 27, 2026 | $157,200 | 6,994 | 4,240 | 74 |
| NY-214964 | 20.1 | Jul 27, 2026 | $89,400 | 4,461 | 3,369 | 71 |
| NY-898022 | 183.7 | Apr 25, 2025 | $1,198,600 | 6,524 | 4,545 | 70 |
| NY-396201 | 49.1 | Oct 2, 2025 | $337,600 | 6,872 | 4,913 | 70 |
| NY-195144 | 22.8 | Jul 26, 2025 | $183,700 | 8,042 | 4,378 | 56 |
| NY-228942 | 357.8 | Jan 21, 2025 | $1,781,500 | 4,979 | 5,173 | 55 |
| NY-234994 | 20.5 | Nov 29, 2024 | $130,900 | 6,386 | 3,475 | 52 |
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.