Delaware County, NY · Sold

NY-769622

7480 County Road 2

$948,400

$1,620/ac · 586 ac

Offer report Market this tract

Acreage586 ac

Price per acre$1,620/ac

ZoningRecreational

Road accessDirt

UtilitiesOff grid

TopographyFlat

ListedJul 9, 2024

Coordinates42.2907, -75.0061

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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

Wetlands34.3% of tract

Heavy wetland coverage — assume a delineation and permitting delay.

Average slope0.9%

Gentle grade, straightforward to develop.

Flood zoneAE

Inside the 100-year floodplain — insurance and elevation apply.

Legal accessDeeded frontage

5,468 ft of deeded road frontage.

Power1,636 ft away

Service extension needed; get a utility quote.

Buildable area365.47 of 585.55 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$999,196

$827,527 – $1,170,865 · $1,706/ac on 586 ac

Asking vs estimate

-5.1%

Priced below the comp set

Weighted from 9 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 $948,400

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$570,969

$975/ac · +30.0% target margin

You need $377,431 off asking to hit this margin.

All-in cost$619,501

Net resale$919,260

Projected profit$299,759

ROI+48.4%

Annualized+69.2%

Break-even resale$1,150/ac

Profit if resale lands off target

-20%

$115,907

-10%

$207,833

$299,759

+10%

$391,685

+20%

$483,611

Comparable sales9 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
NY-239583 Dirt · Full utilities	569.2	Oct 21, 2024	$1,108,800	1,948	1,448	3.1 mi	83
NY-119026 Dirt · Power at road	380.2	Jul 15, 2024	$697,600	1,835	1,490	3.3 mi	74
NY-639249 Landlocked · Power at road	446.9	Jan 22, 2025	$799,800	1,790	1,889	2.6 mi	72
NY-298229 Dirt · Off grid	213.5	Jul 27, 2026	$469,300	2,199	1,638	11.8 mi	72
NY-768790 Dirt · Full utilities	320.5	Aug 23, 2025	$1,256,100	3,919	2,374	5.2 mi	71
NY-778808 Dirt · Power at road	324.7	Aug 3, 2024	$696,800	2,146	1,660	4.3 mi	68
NY-507894 Gravel · Power at road	167.5	Jul 27, 2026	$535,700	3,199	1,629	7.6 mi	67
NY-278679 Dirt · Full utilities	295.7	Dec 26, 2024	$917,700	3,103	1,885	7.2 mi	66
NY-488149 Paved · Off grid	201.4	Mar 29, 2025	$475,900	2,362	1,332	13.6 mi	58

Show adjustment detail for the top comp

Tract size (569.24 ac → 585.55 ac)-0.9%
Utilities (Full utilities → Off grid)-30.3%
Market time (22 mo)+7.6%

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