NY-848193
5477 County Road 178
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.
Herkimer County, New York. Upstate and Southern Tier acreage well below downstate expectations.
View Herkimer market data →Step 1 · Is this a deal?
5 items to verify before you offer.
Heavy wetland coverage — assume a delineation and permitting delay.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
Access by easement; pull and read the recorded document.
Service extension needed; get a utility quote.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 10 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.
Comps, diligence flags, an offer number and what to ask the seller.
You need $123,196 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| NY-498303 Gravel · Off grid | 225.2 | Jan 8, 2026 | $472,900 | 2,100 | 2,201 | 11.7 mi | 85 |
| NY-988210 Dirt · Power at road | 210.5 | Jul 27, 2026 | $572,400 | 2,719 | 2,702 | 10.3 mi | 83 |
| NY-848352 Paved · Off grid | 233.3 | Nov 1, 2025 | $514,600 | 2,205 | 1,994 | 7.3 mi | 78 |
| NY-448552 Dirt · Off grid | 269.7 | Oct 16, 2025 | $413,500 | 1,533 | 1,986 | 3.5 mi | 78 |
| NY-209047 Gravel · Power at road | 386.1 | Mar 30, 2026 | $1,119,100 | 2,899 | 2,993 | 2.9 mi | 77 |
| NY-537705 Paved · Power at road | 146.0 | Jul 27, 2026 | $396,700 | 2,717 | 1,781 | 11.0 mi | 77 |
| NY-426925 Gravel · Off grid | 83.0 | Jun 30, 2026 | $289,600 | 3,489 | 2,764 | 7.4 mi | 75 |
| NY-889307 Gravel · Full utilities | 466.1 | Apr 20, 2025 | $1,037,800 | 2,227 | 2,071 | 5.2 mi | 72 |
| NY-647203 Landlocked · Power at road | 101.5 | Jul 27, 2026 | $199,000 | 1,960 | 2,031 | 11.8 mi | 70 |
| NY-187526 Dirt · Off grid | 128.3 | Oct 6, 2024 | $279,100 | 2,176 | 2,394 | 3.0 mi | 69 |
Show adjustment detail for the top comp
- Tract size (225.21 ac → 207.96 ac)+2.3%
- Market time (7 mo)+2.5%
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.