Herkimer County, NY · Sold

NY-426925

6746 County Road 28

$299,200

$3,605/ac · 83.00 ac

Offer report Market this tract

Acreage83.00 ac

Price per acre$3,605/ac

ZoningResidential

Road accessGravel

UtilitiesOff grid

TopographyFlat

ListedNov 18, 2025

Coordinates43.5117, -74.7495

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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

4 items to verify before you offer.

Risk index

Moderate risk

Wetlands41.6% of tract

Heavy wetland coverage — assume a delineation and permitting delay.

Average slope0.4%

Gentle grade, straightforward to develop.

Flood zoneAE

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

Legal accessDeeded frontage

2,026 ft of deeded road frontage.

Power1,734 ft away

Service extension needed; get a utility quote.

Buildable area46.05 of 83.00 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$248,936

$197,942 – $299,930 · $2,999/ac on 83.00 ac

Asking vs estimate

+20.2%

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 $299,200

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$142,249

$1,714/ac · +30.0% target margin

You need $156,951 off asking to hit this margin.

All-in cost$154,340

Net resale$229,021

Projected profit$74,681

ROI+48.4%

Annualized+69.2%

Break-even resale$2,021/ac

Profit if resale lands off target

-20%

$28,877

-10%

$51,779

$74,681

+10%

$97,583

+20%

$120,485

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	4,286	3.3 mi	79
NY-647203 Landlocked · Power at road	101.5	Jul 27, 2026	$199,000	1,960	2,578	10.8 mi	79
NY-996588 Gravel · Off grid	65.0	Oct 12, 2024	$233,400	3,590	3,659	1.4 mi	77
NY-537705 Paved · Power at road	146.0	Jul 27, 2026	$396,700	2,717	2,260	9.0 mi	74
NY-988210 Dirt · Power at road	210.5	Jul 27, 2026	$572,400	2,719	3,430	10.6 mi	73
NY-848352 Paved · Off grid	233.3	Nov 1, 2025	$514,600	2,205	2,531	2.6 mi	73
NY-187526 Dirt · Off grid	128.3	Oct 6, 2024	$279,100	2,176	3,038	10.1 mi	70
NY-498303 Gravel · Off grid	225.2	Jan 8, 2026	$472,900	2,100	2,794	9.5 mi	68
NY-848193 Gravel · Off grid	208.0	Feb 11, 2025	$414,900	1,995	2,692	7.4 mi	65
NY-448552 Dirt · Off grid	269.7	Oct 16, 2025	$413,500	1,533	2,521	5.1 mi	65

Show adjustment detail for the top comp

Tract size (44.77 ac → 83 ac)-12.4%
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