Herkimer County, NY · Sold

NY-848352

7545 County Road 161

$540,000

$2,314/ac · 233 ac

Offer report Market this tract

Acreage233 ac

Price per acre$2,314/ac

ZoningResidential

Road accessPaved

UtilitiesOff grid

TopographySloped

ListedOct 4, 2025

Coordinates43.4744, -74.7562

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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

3 items to verify before you offer.

Risk index

Moderate risk

Wetlands3.0% of tract

Little to no mapped wetland coverage.

Average slope31.8%

Steep ground — expect meaningful site work to build.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

2,594 ft of deeded road frontage.

Power6,914 ft away

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

Buildable area135.81 of 233.35 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$616,752

$515,841 – $717,664 · $2,643/ac on 233 ac

Asking vs estimate

-12.4%

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 $540,000

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$352,430

$1,510/ac · +30.0% target margin

You need $187,570 off asking to hit this margin.

All-in cost$382,387

Net resale$567,412

Projected profit$185,026

ROI+48.4%

Annualized+69.2%

Break-even resale$1,781/ac

Profit if resale lands off target

-20%

$71,543

-10%

$128,284

$185,026

+10%

$241,767

+20%

$298,508

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
NY-988210 Dirt · Power at road	210.5	Jul 27, 2026	$572,400	2,719	3,087	12.8 mi	84
NY-498303 Gravel · Off grid	225.2	Jan 8, 2026	$472,900	2,100	2,515	12.1 mi	78
NY-426925 Gravel · Off grid	83.0	Jun 30, 2026	$289,600	3,489	3,158	2.6 mi	78
NY-448552 Dirt · Off grid	269.7	Oct 16, 2025	$413,500	1,533	2,269	6.2 mi	78
NY-537705 Paved · Power at road	146.0	Jul 27, 2026	$396,700	2,717	2,034	11.5 mi	77
NY-209047 Gravel · Power at road	386.1	Mar 30, 2026	$1,119,100	2,899	3,419	5.0 mi	75
NY-848193 Gravel · Off grid	208.0	Feb 11, 2025	$414,900	1,995	2,423	7.3 mi	74
NY-647203 Landlocked · Power at road	101.5	Jul 27, 2026	$199,000	1,960	2,320	13.2 mi	69
NY-187526 Dirt · Off grid	128.3	Oct 6, 2024	$279,100	2,176	2,734	10.3 mi	68
NY-889307 Gravel · Full utilities	466.1	Apr 20, 2025	$1,037,800	2,227	2,366	9.5 mi	63

Show adjustment detail for the top comp

Tract size (210.54 ac → 233.35 ac)-2.9%
Access (Dirt → Paved)+37.2%
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