Comparable sales & offer analysis
Parcel PA-389892
Warren County, PA · 647 ac · Residential · Paved · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$2,595,300
Adjusted value
$2,334,446
Value range
$1,839,982–$2,828,909
Comp $/acre
$3,606/ac
Weighted from 6 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +11.2% versus the adjusted value.
Offer position
Max allowable offer
$1,333,969
Offer $/acre
$2,061/ac
Projected profit
$700,334
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-909523 | 495.5 | May 3, 2026 | $1,655,000 | 3,340 | 2,649 | 78 |
| PA-248400 | 219.6 | Jul 27, 2026 | $1,226,600 | 5,584 | 2,833 | 70 |
| PA-696506 | 55.7 | Sep 12, 2025 | $651,900 | 11,704 | 4,372 | 60 |
| PA-756614 | 60.2 | Nov 23, 2025 | $389,800 | 6,472 | 4,081 | 54 |
| PA-748164 | 185.1 | Jul 25, 2024 | $1,130,300 | 6,106 | 4,610 | 53 |
| PA-177080 | 84.4 | Jan 23, 2024 | $603,900 | 7,153 | 3,687 | 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.