Comparable sales & offer analysis
Parcel PA-177080
Warren County, PA · 84.42 ac · Unzoned · Gravel · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$575,100
Adjusted value
$693,007
Value range
$572,410–$813,603
Comp $/acre
$8,209/ac
Weighted from 6 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -17.0% versus the adjusted value.
Offer position
Max allowable offer
$396,004
Offer $/acre
$4,691/ac
Projected profit
$207,902
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-756614 | 60.2 | Nov 23, 2025 | $389,800 | 6,472 | 8,817 | 73 |
| PA-696506 | 55.7 | Sep 12, 2025 | $651,900 | 11,704 | 9,445 | 71 |
| PA-705431 | 25.6 | Jul 27, 2026 | $223,500 | 8,746 | 8,534 | 70 |
| PA-248400 | 219.6 | Jul 27, 2026 | $1,226,600 | 5,584 | 6,122 | 69 |
| PA-966158 | 43.3 | Jul 24, 2025 | $252,100 | 5,824 | 6,451 | 67 |
| PA-748164 | 185.1 | Jul 25, 2024 | $1,130,300 | 6,106 | 9,956 | 61 |
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.