NY-902909
2031 County Road 159
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Franklin County, New York. Upstate and Southern Tier acreage well below downstate expectations.
View Franklin market data →Step 1 · Is this a deal?
5 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.
Access by easement; pull and read the recorded document.
A long utility run — price in solar/off-grid instead.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 9 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 $4,066 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| NY-222378 Gravel · Power at road | 3.1 | Jul 27, 2026 | $19,400 | 6,299 | 5,293 | 7.8 mi | 80 |
| NY-662222 Dirt · Power at road | 2.8 | Jul 27, 2026 | $10,100 | 3,680 | 3,584 | 5.2 mi | 77 |
| NY-724395 Gravel · Off grid | 13.3 | Dec 3, 2024 | $40,800 | 3,070 | 3,536 | 2.1 mi | 70 |
| NY-221565 Gravel · Full utilities | 1.7 | Aug 23, 2024 | $12,600 | 7,370 | 5,413 | 4.4 mi | 68 |
| NY-394353 Gravel · Power at road | 12.9 | Nov 14, 2025 | $79,600 | 6,177 | 5,806 | 7.8 mi | 65 |
| NY-991506 Gravel · Full utilities | 1.6 | Mar 23, 2025 | $10,100 | 6,161 | 4,420 | 4.0 mi | 65 |
| NY-741604 Gravel · Power at road | 1.8 | Mar 12, 2024 | $13,100 | 7,443 | 6,788 | 2.1 mi | 64 |
| NY-492128 Paved · Power at road | 2.6 | Oct 14, 2024 | $19,300 | 7,496 | 5,709 | 8.7 mi | 63 |
| NY-911697 Dirt · Power at road | 1.9 | Nov 30, 2024 | $13,100 | 6,973 | 7,200 | 5.5 mi | 61 |
Show adjustment detail for the top comp
- Tract size (3.08 ac → 4.52 ac)-1.4%
- Utilities (Power at road → Off grid)-15.0%
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.