Herkimer County, NY · Sold

NY-996588

7712 County Road 102

$272,700

$4,194/ac · 65.02 ac

Offer report Market this tract

Acreage65.02 ac

Price per acre$4,194/ac

ZoningRecreational

Road accessGravel

UtilitiesOff grid

TopographyMixed

ListedApr 4, 2024

Coordinates43.5068, -74.7765

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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

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

View Herkimer market data →

Step 1 · Is this a deal?

Due diligence

2 items to verify before you offer.

Risk index

Low risk

Wetlands2.6% of tract

Little to no mapped wetland coverage.

Average slope5.9%

Gentle grade, straightforward to develop.

Flood zoneX

Outside the mapped floodplain.

Legal accessRecorded easement

Access by easement; pull and read the recorded document.

Power13,270 ft away

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

Buildable area60.16 of 65.02 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$220,283

$178,836 – $261,731 · $3,388/ac on 65.02 ac

Asking vs estimate

+23.8%

Priced above 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 $272,700

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$125,876

$1,936/ac · +30.0% target margin

You need $146,824 off asking to hit this margin.

All-in cost$136,575

Net resale$202,661

Projected profit$66,085

ROI+48.4%

Annualized+69.2%

Break-even resale$2,283/ac

Profit if resale lands off target

-20%

$25,553

-10%

$45,819

$66,085

+10%

$86,351

+20%

$106,617

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
NY-296073 Gravel · Power at road	44.8	Jul 27, 2026	$257,100	5,742	4,530	2.5 mi	89
NY-426925 Gravel · Off grid	83.0	Jun 30, 2026	$289,600	3,489	3,708	1.4 mi	88
NY-647203 Landlocked · Power at road	101.5	Jul 27, 2026	$199,000	1,960	2,725	10.8 mi	75
NY-537705 Paved · Power at road	146.0	Jul 27, 2026	$396,700	2,717	2,389	9.2 mi	71
NY-498303 Gravel · Off grid	225.2	Jan 8, 2026	$472,900	2,100	2,953	9.8 mi	70
NY-848193 Gravel · Off grid	208.0	Feb 11, 2025	$414,900	1,995	2,846	6.0 mi	68
NY-988210 Dirt · Power at road	210.5	Jul 27, 2026	$572,400	2,719	3,625	10.3 mi	66
NY-675630 Gravel · Off grid	32.5	Feb 25, 2024	$127,700	3,933	3,796	8.7 mi	64
NY-187526 Dirt · Off grid	128.3	Oct 6, 2024	$279,100	2,176	3,211	8.8 mi	63
NY-815412 Gravel · Off grid	27.7	Apr 2, 2024	$113,500	4,091	3,836	11.0 mi	61

Show adjustment detail for the top comp

Tract size (44.77 ac → 65.02 ac)-7.4%
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.

Build the listing kit Post a deal or JV