NY-448552
7999 County Road 180
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?
4 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
2,378 ft of deeded road frontage.
A long utility run — price in solar/off-grid instead.
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 $184,157 off asking to hit this margin.
| 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 | 2,391 | 1.5 mi | 83 |
| NY-988210 Dirt · Power at road | 210.5 | Jul 27, 2026 | $572,400 | 2,719 | 2,159 | 7.7 mi | 82 |
| NY-848352 Paved · Off grid | 233.3 | Nov 1, 2025 | $514,600 | 2,205 | 1,593 | 6.2 mi | 78 |
| NY-498303 Gravel · Off grid | 225.2 | Jan 8, 2026 | $472,900 | 2,100 | 1,758 | 8.5 mi | 77 |
| NY-848193 Gravel · Off grid | 208.0 | Feb 11, 2025 | $414,900 | 1,995 | 1,695 | 3.5 mi | 74 |
| NY-537705 Paved · Power at road | 146.0 | Jul 27, 2026 | $396,700 | 2,717 | 1,422 | 7.8 mi | 74 |
| NY-426925 Gravel · Off grid | 83.0 | Jun 30, 2026 | $289,600 | 3,489 | 2,208 | 5.1 mi | 70 |
| NY-647203 Landlocked · Power at road | 101.5 | Jul 27, 2026 | $199,000 | 1,960 | 1,623 | 8.8 mi | 69 |
| NY-889307 Gravel · Full utilities | 466.1 | Apr 20, 2025 | $1,037,800 | 2,227 | 1,655 | 3.3 mi | 68 |
| NY-187526 Dirt · Off grid | 128.3 | Oct 6, 2024 | $279,100 | 2,176 | 1,912 | 5.3 mi | 67 |
Show adjustment detail for the top comp
- Tract size (386.07 ac → 269.73 ac)+11.1%
- Access (Gravel → Dirt)-14.0%
- Utilities (Power at road → Off grid)-15.0%
- 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.