Jefferson County, NY · Sold

NY-731683

1676 County Road 396

$14,300

$7,688/ac · 1.86 ac

Offer report Market this tract

Acreage1.86 ac

Price per acre$7,688/ac

ZoningAgricultural

Road accessGravel

UtilitiesOff grid

TopographyWooded

ListedOct 6, 2025

Coordinates44.0060, -76.0679

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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

4 items to verify before you offer.

Risk index

Low risk

Wetlands12.7% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope9.5%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessDeeded frontage

119 ft of deeded road frontage.

Power11,492 ft away

A long utility run — price in solar/off-grid instead.

Buildable area1.54 of 1.86 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$11,475

$8,498 – $14,452 · $6,169/ac on 1.86 ac

Asking vs estimate

+24.6%

Priced above 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 $14,300

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$6,557

$3,525/ac · +30.0% target margin

You need $7,743 off asking to hit this margin.

All-in cost$7,114

Net resale$10,557

Projected profit$3,442

ROI+48.4%

Annualized+69.2%

Break-even resale$4,158/ac

Profit if resale lands off target

-20%

$1,331

-10%

$2,387

$3,442

+10%

$4,498

+20%

$5,554

Comparable sales8 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
NY-991677 Dirt · Off grid	1.9	Jul 27, 2026	$8,900	4,831	5,629	2.3 mi	90
NY-431260 Paved · Off grid	1.4	Feb 17, 2026	$10,100	7,357	6,332	3.9 mi	79
NY-112000 Gravel · Power at road	2.3	Feb 8, 2025	$16,900	7,237	6,575	2.1 mi	77
NY-993360 Landlocked · Power at road	6.3	Jul 27, 2026	$24,000	3,824	4,994	3.9 mi	74
NY-332156 Landlocked · Off grid	2.6	Jul 19, 2025	$15,800	6,021	9,324	8.0 mi	72
NY-233005 Dirt · Off grid	4.8	Jul 27, 2026	$31,400	6,480	7,771	8.2 mi	71
NY-392928 Dirt · Off grid	4.6	Jan 15, 2026	$14,600	3,189	3,900	3.3 mi	70
NY-492166 Dirt · Full utilities	2.6	Nov 27, 2023	$13,900	5,250	4,776	6.5 mi	65

Show adjustment detail for the top comp

Access (Dirt → Gravel)+16.3%

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