Comparable sales & offer analysis
Parcel NY-451171
Washington County, NY · 1.28 ac · Recreational · Landlocked · Power at road
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$6,600
Adjusted value
$9,023
Value range
$6,800–$11,245
Comp $/acre
$7,049/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -26.9% versus the adjusted value.
Offer position
Max allowable offer
$5,156
Offer $/acre
$4,028/ac
Projected profit
$2,707
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-100501 | 0.8 | Jul 25, 2026 | $8,100 | 10,215 | 5,679 | 80 |
| NY-851968 | 2.3 | Jul 27, 2026 | $18,800 | 8,216 | 6,654 | 78 |
| NY-620726 | 0.9 | Jun 6, 2026 | $9,100 | 9,811 | 9,167 | 77 |
| NY-650280 | 0.7 | Jun 20, 2026 | $4,400 | 6,535 | 4,444 | 73 |
| NY-480257 | 0.7 | Aug 2, 2024 | $4,600 | 6,967 | 5,942 | 71 |
| NY-422383 | 3.1 | Jul 27, 2026 | $23,100 | 7,461 | 6,091 | 70 |
| NY-740506 | 0.8 | Jun 2, 2025 | $7,700 | 9,762 | 6,613 | 70 |
| NY-161741 | 1.9 | Feb 7, 2024 | $20,700 | 10,676 | 9,399 | 69 |
| NY-150450 | 0.8 | Dec 25, 2024 | $5,300 | 6,928 | 6,851 | 64 |
| NY-461934 | 2.2 | May 11, 2024 | $25,800 | 11,584 | 10,127 | 64 |
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.