Delaware County, NY · Sold

NY-119026

8243 County Road 38

$703,200

$1,849/ac · 380 ac

Offer report Market this tract

Acreage380 ac

Price per acre$1,849/ac

ZoningRecreational

Road accessDirt

UtilitiesPower at road

TopographyRolling

ListedDec 6, 2023

Coordinates42.2528, -74.9665

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County GIS boundary

We do not yet have an active public ArcGIS connection for this county. Use the official source link to verify the parcel boundary and flood/zoning layers.

County market

Delaware County, New York. Upstate and Southern Tier acreage well below downstate expectations.

View Delaware market data →

Step 1 · Is this a deal?

Due diligence

4 items to verify before you offer.

Risk index

Moderate risk

Wetlands17.7% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope9.3%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessRecorded easement

Access by easement; pull and read the recorded document.

Power159 ft away

Power at or near the road.

Buildable area297.29 of 380.24 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$876,929

$732,169 – $1,021,689 · $2,306/ac on 380 ac

Asking vs estimate

-19.8%

Priced below the comp set

Weighted from 10 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.

AI deal brief

Comps, diligence flags, an offer number and what to ask the seller.

Offer calculatorAsking $703,200

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$501,102

$1,318/ac · +30.0% target margin

You need $202,098 off asking to hit this margin.

All-in cost$543,696

Net resale$806,775

Projected profit$263,079

ROI+48.4%

Annualized+69.2%

Break-even resale$1,554/ac

Profit if resale lands off target

-20%

$101,724

-10%

$182,402

$263,079

+10%

$343,757

+20%

$424,434

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
NY-768790 Dirt · Full utilities	320.5	Aug 23, 2025	$1,256,100	3,919	3,180	4.3 mi	78
NY-239583 Dirt · Full utilities	569.2	Oct 21, 2024	$1,108,800	1,948	1,940	0.6 mi	78
NY-639249 Landlocked · Power at road	446.9	Jan 22, 2025	$799,800	1,790	2,531	1.1 mi	77
NY-769622 Dirt · Off grid	585.5	Mar 30, 2025	$994,900	1,699	2,408	3.3 mi	77
NY-778808 Dirt · Power at road	324.7	Aug 3, 2024	$696,800	2,146	2,224	2.9 mi	77
NY-298229 Dirt · Off grid	213.5	Jul 27, 2026	$469,300	2,199	2,194	8.9 mi	76
NY-507894 Gravel · Power at road	167.5	Jul 27, 2026	$535,700	3,199	2,182	4.3 mi	75
NY-278679 Dirt · Full utilities	295.7	Dec 26, 2024	$917,700	3,103	2,525	4.4 mi	74
NY-217892 Paved · Full utilities	167.2	Sep 9, 2024	$632,700	3,783	1,933	6.1 mi	65
NY-488149 Paved · Off grid	201.4	Mar 29, 2025	$475,900	2,362	1,784	11.3 mi	63

Show adjustment detail for the top comp

Tract size (320.49 ac → 380.24 ac)-4.9%
Utilities (Full utilities → Power at road)-18.0%
Market time (12 mo)+4.1%

Step 3 · Market it

Turn this underwriting into a listing

Generate a comp-priced headline, listing description, land-group post and cash-buyer email for this tract — then post it to the investor marketplace.

Build the listing kit Post a deal or JV