NY-417226
1452 County Road 317
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.
Oneida County, New York. Upstate and Southern Tier acreage well below downstate expectations.
View Oneida market data →Step 1 · Is this a deal?
3 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
1,952 ft of deeded road frontage.
Power at or near the road.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 10 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.
Comps, diligence flags, an offer number and what to ask the seller.
You need $345,590 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| NY-997668 Landlocked · Off grid | 142.2 | Jul 27, 2026 | $306,700 | 2,157 | 4,061 | 4.9 mi | 85 |
| NY-546828 Gravel · Power at road | 77.4 | Apr 21, 2026 | $300,400 | 3,883 | 3,673 | 11.9 mi | 84 |
| NY-907400 Landlocked · Off grid | 117.1 | Jul 27, 2026 | $264,700 | 2,261 | 4,047 | 8.2 mi | 82 |
| NY-436178 Gravel · Off grid | 48.3 | Jul 27, 2026 | $159,200 | 3,296 | 3,278 | 5.8 mi | 76 |
| NY-695630 Gravel · Off grid | 32.5 | Jul 27, 2026 | $118,400 | 3,647 | 3,375 | 4.3 mi | 73 |
| NY-566022 Landlocked · Off grid | 43.1 | Jul 27, 2026 | $160,800 | 3,727 | 5,334 | 5.4 mi | 72 |
| NY-456980 Paved · Full utilities | 86.4 | Jul 17, 2025 | $396,900 | 4,595 | 3,195 | 9.6 mi | 72 |
| NY-828948 Gravel · Off grid | 359.4 | May 23, 2026 | $895,000 | 2,491 | 4,170 | 9.5 mi | 71 |
| NY-988652 Paved · Power at road | 290.0 | Aug 17, 2025 | $918,600 | 3,168 | 3,702 | 5.3 mi | 69 |
| NY-796254 Gravel · Power at road | 51.0 | Jul 19, 2025 | $186,200 | 3,648 | 3,252 | 11.4 mi | 67 |
Show adjustment detail for the top comp
- Tract size (142.17 ac → 103.22 ac)+8.6%
- Access (Landlocked → Gravel)+47.1%
- 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.