Franklin County, NY · Sold

NY-386067

6848 County Road 276

$123,300

$2,766/ac · 44.58 ac

Offer report Market this tract

Acreage44.58 ac

Price per acre$2,766/ac

ZoningResidential

Road accessDirt

UtilitiesOff grid

TopographyWooded

ListedMay 27, 2024

Coordinates44.5504, -74.3457

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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

Franklin County, New York. Upstate and Southern Tier acreage well below downstate expectations.

View Franklin market data →

Step 1 · Is this a deal?

Due diligence

2 items to verify before you offer.

Risk index

Low risk

Wetlands6.9% of tract

Little to no mapped wetland coverage.

Average slope8.9%

Gentle grade, straightforward to develop.

Flood zoneX

Outside the mapped floodplain.

Legal accessRecorded easement

Access by easement; pull and read the recorded document.

Power13,606 ft away

A long utility run — price in solar/off-grid instead.

Buildable area39.43 of 44.58 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$153,208

$122,158 – $184,258 · $3,437/ac on 44.58 ac

Asking vs estimate

-19.5%

Priced below the comp set

Weighted from 10 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 $123,300

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$87,548

$1,964/ac · +30.0% target margin

You need $35,752 off asking to hit this margin.

All-in cost$94,990

Net resale$140,951

Projected profit$45,962

ROI+48.4%

Annualized+69.2%

Break-even resale$2,316/ac

Profit if resale lands off target

-20%

$17,772

-10%

$31,867

$45,962

+10%

$60,057

+20%

$74,152

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
NY-125983 Landlocked · Off grid	42.0	Jul 27, 2026	$90,400	2,156	2,701	4.7 mi	88
NY-965834 Gravel · Off grid	37.6	Jul 27, 2026	$133,600	3,549	2,965	6.1 mi	84
NY-355722 Dirt · Off grid	34.7	Jan 17, 2025	$151,400	4,360	4,442	2.4 mi	82
NY-716181 Gravel · Power at road	48.4	Feb 13, 2026	$242,600	5,010	3,800	5.1 mi	80
NY-134782 Dirt · Off grid	17.6	Jul 27, 2026	$78,600	4,472	3,881	6.4 mi	75
NY-255136 Dirt · Full utilities	22.7	May 3, 2026	$142,300	6,265	3,953	6.0 mi	75
NY-417159 Dirt · Power at road	98.3	Jul 7, 2026	$216,700	2,203	2,238	8.4 mi	73
NY-264905 Landlocked · Full utilities	19.2	Jul 16, 2026	$87,300	4,547	3,520	5.3 mi	73
NY-967239 Dirt · Off grid	104.2	Mar 18, 2026	$232,900	2,235	2,744	7.4 mi	72
NY-466628 Dirt · Full utilities	66.9	Jun 30, 2024	$339,800	5,077	4,191	4.5 mi	70

Show adjustment detail for the top comp

Tract size (41.95 ac → 44.58 ac)-1.1%
Access (Landlocked → Dirt)+26.5%

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.

Build the listing kit Post a deal or JV