Comparable sales & offer analysis
Parcel NY-285122
Warren County, NY · 22.48 ac · Recreational · Dirt · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$160,600
Adjusted value
$146,093
Value range
$124,214–$167,972
Comp $/acre
$6,499/ac
Weighted from 6 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +9.9% versus the adjusted value.
Offer position
Max allowable offer
$83,482
Offer $/acre
$3,714/ac
Projected profit
$43,828
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-214964 | 20.1 | Jul 27, 2026 | $89,400 | 4,461 | 5,601 | 84 |
| NY-195144 | 22.8 | Jul 26, 2025 | $183,700 | 8,042 | 7,277 | 75 |
| NY-843883 | 9.2 | Apr 30, 2026 | $66,700 | 7,277 | 6,745 | 72 |
| NY-234994 | 20.5 | Nov 29, 2024 | $130,900 | 6,386 | 5,777 | 72 |
| NY-396201 | 49.1 | Oct 2, 2025 | $337,600 | 6,872 | 8,167 | 71 |
| NY-523396 | 6.4 | Sep 28, 2025 | $63,800 | 9,913 | 5,510 | 68 |
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.