Jefferson County, NY · Sold

NY-429959

780 County Road 384

$1,706,300

$2,283/ac · 747 ac

Offer report Market this tract

Acreage747 ac

Price per acre$2,283/ac

ZoningAgricultural

Road accessGravel

UtilitiesPower at road

TopographyMixed

ListedJul 23, 2024

Coordinates44.0954, -76.0421

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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

Jefferson County, New York. Upstate and Southern Tier acreage well below downstate expectations.

View Jefferson market data →

Step 1 · Is this a deal?

Due diligence

1 item to verify before you offer.

Risk index

Low risk

Wetlands10.3% of tract

Little to no mapped wetland coverage.

Average slope4.0%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessDeeded frontage

4,324 ft of deeded road frontage.

Power121 ft away

Power at or near the road.

Buildable area636.96 of 747.47 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$2,058,738

$1,555,745 – $2,561,732 · $2,754/ac on 747 ac

Asking vs estimate

-17.1%

Priced below the comp set

Weighted from 8 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 $1,706,300

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$1,176,422

$1,574/ac · +30.0% target margin

You need $529,878 off asking to hit this margin.

All-in cost$1,276,418

Net resale$1,894,039

Projected profit$617,621

ROI+48.4%

Annualized+69.2%

Break-even resale$1,856/ac

Profit if resale lands off target

-20%

$238,814

-10%

$428,218

$617,621

+10%

$807,025

+20%

$996,429

Comparable sales8 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
NY-239589 Gravel · Off grid	571.7	Sep 13, 2024	$1,416,700	2,478	2,903	2.1 mi	74
NY-668933 Landlocked · Power at road	355.5	Mar 25, 2025	$1,048,300	2,949	3,668	2.0 mi	68
NY-599003 Gravel · Power at road	374.0	Oct 25, 2024	$1,207,700	3,229	2,818	10.2 mi	65
NY-818556 Gravel · Power at road	270.5	Apr 24, 2025	$614,000	2,270	1,767	11.2 mi	63
NY-158797 Dirt · Full utilities	322.1	Jul 5, 2024	$846,400	2,627	2,116	2.0 mi	62
NY-348522 Paved · Power at road	263.9	Apr 19, 2025	$790,900	2,997	1,964	13.7 mi	58
NY-368358 Gravel · Power at road	234.4	Jun 10, 2024	$974,500	4,158	3,214	13.4 mi	57
NY-398372 Dirt · Full utilities	236.8	Jul 4, 2025	$1,181,200	4,989	3,535	14.2 mi	56

Show adjustment detail for the top comp

Tract size (571.72 ac → 747.47 ac)-7.9%
Utilities (Off grid → Power at road)+17.6%
Market time (23 mo)+8.1%

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