Oneida County, NY · Sold

NY-249477

7207 County Road 107

$1,397,700

$2,651/ac · 527 ac

Offer report Market this tract

Acreage527 ac

Price per acre$2,651/ac

ZoningResidential

Road accessDirt

UtilitiesPower at road

TopographyFlat

ListedAug 29, 2024

Coordinates43.3340, -75.5411

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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

4 items to verify before you offer.

Risk index

Moderate risk

Wetlands47.2% of tract

Heavy wetland coverage — assume a delineation and permitting delay.

Average slope2.2%

Gentle grade, straightforward to develop.

Flood zoneAE

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

Legal accessRecorded easement

Access by easement; pull and read the recorded document.

Power196 ft away

Power at or near the road.

Buildable area264.43 of 527.17 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$1,260,164

$1,110,770 – $1,409,559 · $2,390/ac on 527 ac

Asking vs estimate

+10.9%

Priced above the comp set

Weighted from 7 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 $1,397,700

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$720,094

$1,366/ac · +30.0% target margin

You need $677,606 off asking to hit this margin.

All-in cost$781,302

Net resale$1,159,351

Projected profit$378,049

ROI+48.4%

Annualized+69.2%

Break-even resale$1,611/ac

Profit if resale lands off target

-20%

$146,179

-10%

$262,114

$378,049

+10%

$493,984

+20%

$609,920

Comparable sales7 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
NY-629295 Gravel · Power at road	462.1	Jul 27, 2026	$1,343,600	2,908	2,409	9.1 mi	83
NY-828948 Gravel · Off grid	359.4	May 23, 2026	$895,000	2,491	2,269	6.9 mi	76
NY-988652 Paved · Power at road	290.0	Aug 17, 2025	$918,600	3,168	2,014	9.2 mi	68
NY-529328 Gravel · Off grid	473.2	Apr 30, 2024	$1,275,700	2,696	2,895	10.8 mi	68
NY-188717 Gravel · Full utilities	304.0	Feb 15, 2025	$1,063,000	3,497	2,224	6.2 mi	66
NY-718700 Landlocked · Power at road	300.3	Nov 1, 2024	$583,100	1,942	2,234	7.2 mi	66
NY-638318 Paved · Off grid	227.7	May 21, 2024	$855,300	3,757	2,753	11.8 mi	56

Show adjustment detail for the top comp

Tract size (462.05 ac → 527.17 ac)-3.9%
Access (Gravel → Dirt)-14.0%

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