Oneida County, NY · Sold

NY-796254

4140 County Road 388

$218,800

$4,287/ac · 51.04 ac

Offer report Market this tract

Acreage51.04 ac

Price per acre$4,287/ac

ZoningMixed Use

Road accessGravel

UtilitiesPower at road

TopographySloped

ListedDec 23, 2024

Coordinates43.3167, -75.5100

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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

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

View Oneida market data →

Step 1 · Is this a deal?

Due diligence

3 items to verify before you offer.

Risk index

Moderate risk

Wetlands2.9% of tract

Little to no mapped wetland coverage.

Average slope24.5%

Steep ground — expect meaningful site work to build.

Flood zoneX

Outside the mapped floodplain.

Legal accessRecorded easement

Access by easement; pull and read the recorded document.

Power227 ft away

Power at or near the road.

Buildable area29.74 of 51.04 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$244,015

$201,169 – $286,860 · $4,781/ac on 51.04 ac

Asking vs estimate

-10.3%

Priced below 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 $218,800

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$139,437

$2,732/ac · +30.0% target margin

You need $79,363 off asking to hit this margin.

All-in cost$151,289

Net resale$224,493

Projected profit$73,204

ROI+48.4%

Annualized+69.2%

Break-even resale$3,222/ac

Profit if resale lands off target

-20%

$28,306

-10%

$50,755

$73,204

+10%

$95,654

+20%

$118,103

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
NY-436178 Gravel · Off grid	48.3	Jul 27, 2026	$159,200	3,296	3,843	11.9 mi	88
NY-546828 Gravel · Power at road	77.4	Apr 21, 2026	$300,400	3,883	4,306	0.6 mi	84
NY-566022 Landlocked · Off grid	43.1	Jul 27, 2026	$160,800	3,727	6,254	9.0 mi	80
NY-695630 Gravel · Off grid	32.5	Jul 27, 2026	$118,400	3,647	3,956	10.4 mi	78
NY-775819 Dirt · Power at road	37.3	Nov 8, 2025	$172,400	4,629	5,234	3.5 mi	78
NY-605768 Paved · Off grid	35.9	Oct 29, 2025	$225,100	6,271	6,047	11.1 mi	75
NY-907400 Landlocked · Off grid	117.1	Jul 27, 2026	$264,700	2,261	4,744	3.3 mi	74
NY-456980 Paved · Full utilities	86.4	Jul 17, 2025	$396,900	4,595	3,746	5.1 mi	69
NY-997668 Landlocked · Off grid	142.2	Jul 27, 2026	$306,700	2,157	4,761	8.4 mi	69
NY-164670 Dirt · Power at road	16.2	Jun 29, 2026	$82,700	5,105	4,986	11.7 mi	67

Show adjustment detail for the top comp

Tract size (48.31 ac → 51.04 ac)-1.1%
Utilities (Off grid → Power at road)+17.6%

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.

Build the listing kit Post a deal or JV