Onondaga County, NY · Sold

NY-105783

4587 County Road 71

$266,100

$7,333/ac · 36.29 ac

Offer report Market this tract

Acreage36.29 ac

Price per acre$7,333/ac

ZoningRecreational

Road accessGravel

UtilitiesOff grid

TopographyRolling

ListedNov 3, 2023

Coordinates43.0166, -76.0847

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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

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

View Onondaga market data →

Step 1 · Is this a deal?

Due diligence

1 item to verify before you offer.

Risk index

Low risk

Wetlands2.6% of tract

Little to no mapped wetland coverage.

Average slope9.2%

Gentle grade, straightforward to develop.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

803 ft of deeded road frontage.

Power10,386 ft away

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

Buildable area33.58 of 36.29 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$296,289

$250,961 – $341,616 · $8,164/ac on 36.29 ac

Asking vs estimate

-10.2%

Priced below 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 $266,100

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$169,308

$4,665/ac · +30.0% target margin

You need $96,792 off asking to hit this margin.

All-in cost$183,699

Net resale$272,586

Projected profit$88,886

ROI+48.4%

Annualized+69.2%

Break-even resale$5,502/ac

Profit if resale lands off target

-20%

$34,369

-10%

$61,628

$88,886

+10%

$116,145

+20%

$143,404

Comparable sales7 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
NY-925907 Dirt · Full utilities	39.7	Jun 19, 2026	$379,100	9,548	7,912	8.0 mi	86
NY-905854 Gravel · Power at road	38.2	Apr 8, 2025	$351,100	9,191	8,332	3.7 mi	79
NY-715415 Landlocked · Power at road	27.8	May 24, 2024	$146,300	5,262	6,885	6.6 mi	67
NY-784333 Dirt · Off grid	12.7	Mar 30, 2026	$80,600	6,353	6,519	9.4 mi	67
NY-996395 Gravel · Power at road	56.5	Aug 28, 2024	$551,900	9,763	9,783	9.0 mi	66
NY-416702 Dirt · Full utilities	70.6	Sep 11, 2024	$544,700	7,713	7,720	11.0 mi	64
NY-797263 Dirt · Power at road	106.0	Aug 7, 2024	$813,400	7,672	10,355	6.6 mi	57

Show adjustment detail for the top comp

Tract size (39.7 ac → 36.29 ac)+1.6%
Access (Dirt → Gravel)+16.3%
Utilities (Full utilities → Off grid)-30.3%
Market time (2 mo)+0.7%

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