Lewis County, NY · Sold

NY-108746

7009 County Road 81

$727,900

$2,345/ac · 310 ac

Offer report Market this tract

Acreage310 ac

Price per acre$2,345/ac

ZoningResidential

Road accessDirt

UtilitiesOff grid

TopographyFlat

ListedMay 3, 2025

Coordinates43.8645, -75.5604

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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

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

View Lewis market data →

Step 1 · Is this a deal?

Due diligence

4 items to verify before you offer.

Risk index

Moderate risk

Wetlands35.8% of tract

Heavy wetland coverage — assume a delineation and permitting delay.

Average slope3.1%

Gentle grade, straightforward to develop.

Flood zoneAE

Inside the 100-year floodplain — insurance and elevation apply.

Legal accessDeeded frontage

4,438 ft of deeded road frontage.

Power2,392 ft away

Service extension needed; get a utility quote.

Buildable area189.33 of 310.43 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$745,330

$629,021 – $861,638 · $2,401/ac on 310 ac

Asking vs estimate

-2.3%

In line with the comp set

Weighted from 9 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 $727,900

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$425,903

$1,372/ac · +30.0% target margin

You need $301,997 off asking to hit this margin.

All-in cost$462,105

Net resale$685,703

Projected profit$223,599

ROI+48.4%

Annualized+69.2%

Break-even resale$1,618/ac

Profit if resale lands off target

-20%

$86,458

-10%

$155,028

$223,599

+10%

$292,169

+20%

$360,739

Comparable sales9 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
NY-569665 Dirt · Power at road	604.1	Jul 27, 2026	$1,290,200	2,136	2,220	7.2 mi	81
NY-328859 Dirt · Power at road	336.9	Mar 10, 2026	$907,600	2,694	2,388	12.0 mi	79
NY-209362 Paved · Power at road	485.0	Jul 27, 2026	$1,712,200	3,530	2,502	14.9 mi	73
NY-307772 Gravel · Full utilities	153.3	Apr 14, 2025	$661,300	4,314	2,240	3.0 mi	66
NY-359554 Dirt · Power at road	557.4	Jan 20, 2024	$972,200	1,744	1,956	8.0 mi	64
NY-707741 Gravel · Full utilities	149.9	Jul 16, 2024	$930,600	6,208	3,299	10.8 mi	63
NY-417241 Gravel · Full utilities	104.3	Jun 17, 2024	$585,700	5,613	2,725	5.0 mi	58
NY-557461 Paved · Power at road	122.4	Oct 7, 2024	$522,900	4,273	2,206	14.0 mi	56
NY-677044 Gravel · Power at road	90.5	Mar 2, 2024	$322,400	3,563	2,061	11.6 mi	52

Show adjustment detail for the top comp

Tract size (604.08 ac → 310.43 ac)+22.0%
Utilities (Power at road → Off grid)-15.0%

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