NY-134782
2864 County Road 3
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.
Franklin County, New York. Upstate and Southern Tier acreage well below downstate expectations.
View Franklin market data →Step 1 · Is this a deal?
4 items to verify before you offer.
Heavy wetland coverage — assume a delineation and permitting delay.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
429 ft of deeded road frontage.
Service extension needed; get a utility quote.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 10 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.
Comps, diligence flags, an offer number and what to ask the seller.
You need $48,658 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| NY-264905 Landlocked · Full utilities | 19.2 | Jul 16, 2026 | $87,300 | 4,547 | 4,064 | 2.5 mi | 86 |
| NY-834769 Landlocked · Power at road | 17.4 | Dec 5, 2025 | $50,000 | 2,872 | 3,174 | 4.8 mi | 80 |
| NY-255136 Dirt · Full utilities | 22.7 | May 3, 2026 | $142,300 | 6,265 | 4,565 | 7.4 mi | 80 |
| NY-394353 Gravel · Power at road | 12.9 | Nov 14, 2025 | $79,600 | 6,177 | 4,506 | 6.2 mi | 73 |
| NY-965834 Gravel · Off grid | 37.6 | Jul 27, 2026 | $133,600 | 3,549 | 3,424 | 9.0 mi | 73 |
| NY-125983 Landlocked · Off grid | 42.0 | Jul 27, 2026 | $90,400 | 2,156 | 3,119 | 10.2 mi | 71 |
| NY-225138 Dirt · Full utilities | 22.7 | Jan 17, 2025 | $108,200 | 4,760 | 3,655 | 9.2 mi | 71 |
| NY-716181 Gravel · Power at road | 48.4 | Feb 13, 2026 | $242,600 | 5,010 | 4,388 | 1.6 mi | 69 |
| NY-724395 Gravel · Off grid | 13.3 | Dec 3, 2024 | $40,800 | 3,070 | 2,745 | 10.0 mi | 69 |
| NY-355722 Dirt · Off grid | 34.7 | Jan 17, 2025 | $151,400 | 4,360 | 5,130 | 6.6 mi | 69 |
Show adjustment detail for the top comp
- Tract size (19.21 ac → 17.57 ac)+1.1%
- Access (Landlocked → Dirt)+26.5%
- Utilities (Full utilities → Off grid)-30.3%
- Market time (1 mo)+0.4%
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.