Hamilton County, NY · Sold

NY-558277

7462 County Road 380

$701,100

$3,172/ac · 221 ac

Offer report Market this tract

Acreage221 ac

Price per acre$3,172/ac

ZoningMixed Use

Road accessDirt

UtilitiesFull utilities

TopographyFlat

ListedAug 14, 2023

Coordinates43.7377, -74.3907

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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

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

View Hamilton market data →

Step 1 · Is this a deal?

Due diligence

3 items to verify before you offer.

Risk index

Moderate risk

Wetlands33.8% of tract

Heavy wetland coverage — assume a delineation and permitting delay.

Average slope0.9%

Gentle grade, straightforward to develop.

Flood zoneAE

Inside the 100-year floodplain — insurance and elevation apply.

Legal accessDeeded frontage

3,317 ft of deeded road frontage.

PowerOn site

Power at or near the road.

Buildable area138.99 of 221.01 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$481,489

$424,237 – $538,741 · $2,179/ac on 221 ac

Asking vs estimate

+45.6%

Priced above the comp set

Weighted from 7 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 $701,100

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$275,137

$1,245/ac · +30.0% target margin

You need $425,963 off asking to hit this margin.

All-in cost$298,524

Net resale$442,970

Projected profit$144,446

ROI+48.4%

Annualized+69.2%

Break-even resale$1,468/ac

Profit if resale lands off target

-20%

$55,852

-10%

$100,149

$144,446

+10%

$188,743

+20%

$233,040

Comparable sales7 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
NY-118417 Gravel · Off grid	244.6	Apr 26, 2026	$436,400	1,784	2,295	14.9 mi	81
NY-888516 Paved · Off grid	262.8	Jul 18, 2026	$481,200	1,831	2,019	8.5 mi	81
NY-439244 Paved · Off grid	445.3	Jul 27, 2026	$587,900	1,320	1,698	3.2 mi	76
NY-218871 Landlocked · Off grid	339.9	Jul 27, 2026	$376,600	1,108	2,282	9.8 mi	75
NY-366984 Landlocked · Off grid	86.6	Jul 27, 2026	$124,600	1,439	2,048	8.3 mi	74
NY-608366 Dirt · Off grid	235.7	Oct 14, 2024	$374,800	1,590	2,503	12.0 mi	72
NY-369614 Landlocked · Off grid	582.2	Feb 5, 2026	$578,300	993	2,451	4.9 mi	67

Show adjustment detail for the top comp

Tract size (244.6 ac → 221.01 ac)+2.9%
Access (Gravel → Dirt)-14.0%
Utilities (Off grid → Full utilities)+43.5%
Market time (4 mo)+1.3%

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