Franklin County, NY · Sold

NY-117698

3233 County Road 236

$451,200

$3,105/ac · 145 ac

Offer report Market this tract

Acreage145 ac

Price per acre$3,105/ac

ZoningMixed Use

Road accessGravel

UtilitiesOff grid

TopographyRolling

ListedJul 24, 2026

Coordinates44.6946, -74.3501

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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

1 item to verify before you offer.

Risk index

Low risk

Wetlands7.2% of tract

Little to no mapped wetland coverage.

Average slope8.8%

Gentle grade, straightforward to develop.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

3,115 ft of deeded road frontage.

Power6,242 ft away

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

Buildable area128.10 of 145.30 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$413,535

$334,802 – $492,268 · $2,846/ac on 145 ac

Asking vs estimate

+9.1%

Priced above the comp set

Weighted from 9 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 $451,200

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$236,306

$1,626/ac · +30.0% target margin

You need $214,894 off asking to hit this margin.

All-in cost$256,392

Net resale$380,452

Projected profit$124,060

ROI+48.4%

Annualized+69.2%

Break-even resale$1,918/ac

Profit if resale lands off target

-20%

$47,970

-10%

$86,015

$124,060

+10%

$162,106

+20%

$200,151

Comparable sales9 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
NY-967239 Dirt · Off grid	104.2	Mar 18, 2026	$232,900	2,235	2,427	2.7 mi	85
NY-417159 Dirt · Power at road	98.3	Jul 7, 2026	$216,700	2,203	1,980	8.2 mi	81
NY-667911 Paved · Off grid	169.5	Jul 8, 2025	$578,000	3,409	3,151	2.2 mi	79
NY-598825 Gravel · Off grid	328.7	Jul 27, 2026	$857,000	2,607	3,286	7.1 mi	76
NY-125983 Landlocked · Off grid	42.0	Jul 27, 2026	$90,400	2,156	2,389	6.3 mi	70
NY-797144 Landlocked · Full utilities	97.3	Sep 4, 2025	$315,600	3,245	3,120	8.9 mi	69
NY-716181 Gravel · Power at road	48.4	Feb 13, 2026	$242,600	5,010	3,361	12.9 mi	64
NY-466628 Dirt · Full utilities	66.9	Jun 30, 2024	$339,800	5,077	3,707	13.8 mi	61
NY-386067 Dirt · Off grid	44.6	Jul 6, 2025	$117,900	2,644	2,448	10.0 mi	60

Show adjustment detail for the top comp

Tract size (104.19 ac → 145.3 ac)-8.2%
Access (Dirt → Gravel)+16.3%
Market time (5 mo)+1.7%

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