Comparable sales & offer analysis
Parcel NY-646296
Washington County, NY · 52.62 ac · Unzoned · Dirt · Off grid
LandPilot
Prepared Oct 3, 2026
Valuation summary
Asking price
$211,100
Adjusted value
$245,093
Value range
$177,314–$312,872
Comp $/acre
$4,658/ac
Weighted from 7 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -13.9% versus the adjusted value.
Offer position
Max allowable offer
$140,053
Offer $/acre
$2,662/ac
Projected profit
$73,528
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-925489 | 29.3 | Feb 24, 2026 | $128,400 | 4,377 | 4,037 | 81 |
| NY-356618 | 66.5 | Oct 11, 2025 | $500,400 | 7,530 | 7,002 | 76 |
| NY-675917 | 40.0 | Jan 1, 2026 | $157,200 | 3,931 | 4,864 | 76 |
| NY-245520 | 30.0 | Oct 12, 2025 | $148,600 | 4,956 | 3,394 | 72 |
| NY-725592 | 31.6 | Mar 7, 2025 | $227,900 | 7,211 | 5,949 | 69 |
| NY-925170 | 23.3 | Oct 20, 2025 | $73,800 | 3,169 | 3,623 | 67 |
| NY-197586 | 134.0 | Jun 18, 2024 | $576,600 | 4,304 | 3,521 | 63 |
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.