NY-797144
3256 County Road 233
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.
No legal access of record — resale is severely limited.
Power at or near the road.
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 $142,544 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| NY-417159 Dirt · Power at road | 98.3 | Jul 7, 2026 | $216,700 | 2,203 | 2,141 | 8.2 mi | 83 |
| NY-125983 Landlocked · Off grid | 42.0 | Jul 27, 2026 | $90,400 | 2,156 | 2,583 | 3.5 mi | 81 |
| NY-967239 Dirt · Off grid | 104.2 | Mar 18, 2026 | $232,900 | 2,235 | 2,625 | 6.4 mi | 80 |
| NY-117698 Gravel · Off grid | 145.3 | Jul 27, 2026 | $464,700 | 3,198 | 3,466 | 8.9 mi | 76 |
| NY-965834 Gravel · Off grid | 37.6 | Jul 27, 2026 | $133,600 | 3,549 | 2,836 | 5.1 mi | 76 |
| NY-598825 Gravel · Off grid | 328.7 | Jul 27, 2026 | $857,000 | 2,607 | 3,553 | 1.8 mi | 71 |
| NY-716181 Gravel · Power at road | 48.4 | Feb 13, 2026 | $242,600 | 5,010 | 3,635 | 6.1 mi | 70 |
| NY-466628 Dirt · Full utilities | 66.9 | Jun 30, 2024 | $339,800 | 5,077 | 4,009 | 5.7 mi | 68 |
| NY-386067 Dirt · Off grid | 44.6 | Jul 6, 2025 | $117,900 | 2,644 | 2,647 | 1.2 mi | 68 |
| NY-667911 Paved · Off grid | 169.5 | Jul 8, 2025 | $578,000 | 3,409 | 3,408 | 9.3 mi | 66 |
Show adjustment detail for the top comp
- Access (Dirt → Landlocked)-20.9%
- Utilities (Power at road → Full utilities)+22.0%
- Market time (1 mo)+0.5%
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.