Oswego County, NY · Sold

NY-534932

3954 County Road 31

$108,300

$5,528/ac · 19.59 ac

Offer report Market this tract

Acreage19.59 ac

Price per acre$5,528/ac

ZoningRecreational

Road accessDirt

UtilitiesPower at road

TopographyRolling

ListedFeb 19, 2024

Coordinates43.3797, -76.1030

Loading terrain…

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

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

View Oswego market data →

Step 1 · Is this a deal?

Due diligence

No material red flags on the mapped layers.

Risk index

Low risk

Wetlands6.9% of tract

Little to no mapped wetland coverage.

Average slope6.3%

Gentle grade, straightforward to develop.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

563 ft of deeded road frontage.

Power38 ft away

Power at or near the road.

Buildable area17.33 of 19.59 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$140,945

$115,031 – $166,860 · $7,195/ac on 19.59 ac

Asking vs estimate

-23.2%

Priced below the comp set

Weighted from 8 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 $108,300

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$80,540

$4,111/ac · +30.0% target margin

You need $27,760 off asking to hit this margin.

All-in cost$87,386

Net resale$129,670

Projected profit$42,284

ROI+48.4%

Annualized+69.3%

Break-even resale$4,849/ac

Profit if resale lands off target

-20%

$16,350

-10%

$29,317

$42,284

+10%

$55,251

+20%

$68,218

Comparable sales8 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
NY-294647 Dirt · Power at road	15.9	Jun 7, 2024	$95,700	6,002	6,396	7.2 mi	77
NY-565574 Dirt · Power at road	31.2	Dec 31, 2025	$249,200	7,991	8,771	7.2 mi	76
NY-984223 Dirt · Power at road	11.7	Mar 10, 2026	$83,100	7,088	6,829	11.3 mi	75
NY-676245 Dirt · Power at road	50.7	Jun 30, 2026	$255,500	5,038	5,920	13.2 mi	71
NY-863881 Dirt · Power at road	9.2	Dec 11, 2024	$57,200	6,247	6,201	12.1 mi	68
NY-696361 Gravel · Power at road	55.2	Nov 19, 2025	$441,000	7,995	8,429	10.1 mi	68
NY-926333 Gravel · Power at road	54.0	Sep 13, 2025	$480,100	8,882	9,393	13.3 mi	61
NY-313648 Dirt · Off grid	7.7	Dec 3, 2023	$36,300	4,691	5,631	10.3 mi	57

Show adjustment detail for the top comp

Tract size (15.94 ac → 19.59 ac)-2.4%
Market time (26 mo)+9.2%

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