NY-466628
2603 County Road 248
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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?
3 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
1,231 ft of deeded road frontage.
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 $183,786 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 | 2,954 | 9.6 mi | 83 |
| NY-967239 Dirt · Off grid | 104.2 | Mar 18, 2026 | $232,900 | 2,235 | 3,621 | 11.2 mi | 78 |
| NY-716181 Gravel · Power at road | 48.4 | Feb 13, 2026 | $242,600 | 5,010 | 5,015 | 2.6 mi | 77 |
| NY-125983 Landlocked · Off grid | 42.0 | Jul 27, 2026 | $90,400 | 2,156 | 3,565 | 9.1 mi | 76 |
| NY-386067 Dirt · Off grid | 44.6 | Jul 6, 2025 | $117,900 | 2,644 | 3,653 | 4.5 mi | 74 |
| NY-797144 Landlocked · Full utilities | 97.3 | Sep 4, 2025 | $315,600 | 3,245 | 4,656 | 5.7 mi | 73 |
| NY-965834 Gravel · Off grid | 37.6 | Jul 27, 2026 | $133,600 | 3,549 | 3,914 | 9.7 mi | 73 |
| NY-117698 Gravel · Off grid | 145.3 | Jul 27, 2026 | $464,700 | 3,198 | 4,783 | 13.8 mi | 73 |
| NY-264905 Landlocked · Full utilities | 19.2 | Jul 16, 2026 | $87,300 | 4,547 | 4,645 | 5.1 mi | 71 |
| NY-255136 Dirt · Full utilities | 22.7 | May 3, 2026 | $142,300 | 6,265 | 5,217 | 8.8 mi | 70 |
Show adjustment detail for the top comp
- Tract size (98.33 ac → 66.93 ac)+9.4%
- 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.