Herkimer County, NY · Sold

NY-988210

7297 County Road 254

$691,300

$3,283/ac · 211 ac

Offer report Market this tract

Acreage211 ac

Price per acre$3,283/ac

ZoningResidential

Road accessDirt

UtilitiesPower at road

TopographyRolling

ListedFeb 5, 2026

Coordinates43.6467, -74.8503

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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

Wetlands2.5% of tract

Little to no mapped wetland coverage.

Average slope11.5%

Rolling to steep in places; pad prep likely.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

3,488 ft of deeded road frontage.

Power144 ft away

Power at or near the road.

Buildable area195.01 of 210.54 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$472,030

$396,265 – $547,795 · $2,242/ac on 211 ac

Asking vs estimate

+46.5%

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 $691,300

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$269,731

$1,281/ac · +30.0% target margin

You need $421,569 off asking to hit this margin.

All-in cost$292,658

Net resale$434,268

Projected profit$141,609

ROI+48.4%

Annualized+69.3%

Break-even resale$1,511/ac

Profit if resale lands off target

-20%

$54,756

-10%

$98,183

$141,609

+10%

$185,036

+20%

$228,463

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
NY-537705 Paved · Power at road	146.0	Jul 27, 2026	$396,700	2,717	1,796	3.2 mi	82
NY-498303 Gravel · Off grid	225.2	Jan 8, 2026	$472,900	2,100	2,220	3.5 mi	81
NY-647203 Landlocked · Power at road	101.5	Jul 27, 2026	$199,000	1,960	2,048	2.0 mi	78
NY-848352 Paved · Off grid	233.3	Nov 1, 2025	$514,600	2,205	2,011	12.8 mi	78
NY-448552 Dirt · Off grid	269.7	Oct 16, 2025	$413,500	1,533	2,003	7.7 mi	76
NY-848193 Gravel · Off grid	208.0	Feb 11, 2025	$414,900	1,995	2,139	10.3 mi	72
NY-426925 Gravel · Off grid	83.0	Jun 30, 2026	$289,600	3,489	2,787	10.6 mi	72
NY-209047 Gravel · Power at road	386.1	Mar 30, 2026	$1,119,100	2,899	3,018	9.2 mi	72
NY-187526 Dirt · Off grid	128.3	Oct 6, 2024	$279,100	2,176	2,413	10.1 mi	71
NY-919831 Landlocked · Full utilities	681.3	Apr 12, 2026	$958,400	1,407	2,093	5.1 mi	66

Show adjustment detail for the top comp

Tract size (146.03 ac → 210.54 ac)-9.5%
Access (Paved → Dirt)-27.1%

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