Herkimer County, NY · Sold

NY-129388

8070 County Road 209

$1,081,500

$2,188/ac · 494 ac

Offer report Market this tract

Acreage494 ac

Price per acre$2,188/ac

ZoningAgricultural

Road accessGravel

UtilitiesPower at road

TopographyMixed

ListedOct 18, 2023

Coordinates43.6347, -74.9061

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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

1 item to verify before you offer.

Risk index

Low risk

Wetlands10.5% of tract

Little to no mapped wetland coverage.

Average slope4.2%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessDeeded frontage

1,950 ft of deeded road frontage.

Power88 ft away

Power at or near the road.

Buildable area420.24 of 494.25 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$1,047,697

$847,847 – $1,247,547 · $2,120/ac on 494 ac

Asking vs estimate

+3.2%

In line with 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 $1,081,500

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$598,684

$1,211/ac · +30.0% target margin

You need $482,816 off asking to hit this margin.

All-in cost$649,572

Net resale$963,881

Projected profit$314,309

ROI+48.4%

Annualized+69.2%

Break-even resale$1,429/ac

Profit if resale lands off target

-20%

$121,533

-10%

$217,921

$314,309

+10%

$410,697

+20%

$507,085

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
NY-209047 Gravel · Power at road	386.1	Mar 30, 2026	$1,119,100	2,899	2,735	9.0 mi	80
NY-919831 Landlocked · Full utilities	681.3	Apr 12, 2026	$958,400	1,407	1,897	3.2 mi	79
NY-889307 Gravel · Full utilities	466.1	Apr 20, 2025	$1,037,800	2,227	1,893	4.2 mi	79
NY-769380 Gravel · Off grid	491.4	Mar 29, 2024	$1,075,800	2,189	2,828	10.1 mi	77
NY-988210 Dirt · Power at road	210.5	Jul 27, 2026	$572,400	2,719	2,469	2.9 mi	76
NY-537705 Paved · Power at road	146.0	Jul 27, 2026	$396,700	2,717	1,627	6.0 mi	75
NY-498303 Gravel · Off grid	225.2	Jan 8, 2026	$472,900	2,100	2,011	6.4 mi	70
NY-448552 Dirt · Off grid	269.7	Oct 16, 2025	$413,500	1,533	1,815	7.5 mi	68
NY-848352 Paved · Off grid	233.3	Nov 1, 2025	$514,600	2,205	1,822	13.4 mi	63
NY-848193 Gravel · Off grid	208.0	Feb 11, 2025	$414,900	1,995	1,938	9.2 mi	62

Show adjustment detail for the top comp

Tract size (386.07 ac → 494.25 ac)-7.1%
Market time (5 mo)+1.6%

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