Oswego County, NY · Sold

NY-951504

5614 County Road 189

$20,000

$12,195/ac · 1.64 ac

Offer report Market this tract

Acreage1.64 ac

Price per acre$12,195/ac

ZoningMixed Use

Road accessPaved

UtilitiesPower at road

TopographyRolling

ListedJul 20, 2026

Coordinates43.5490, -76.2040

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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

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

3 items to verify before you offer.

Risk index

Low risk

Wetlands15.1% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope5.6%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessDeeded frontage

305 ft of deeded road frontage.

Power193 ft away

Power at or near the road.

Buildable area1.32 of 1.64 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$18,626

$15,499 – $21,753 · $11,357/ac on 1.64 ac

Asking vs estimate

+7.4%

Priced above 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 $20,000

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$10,643

$6,490/ac · +30.0% target margin

You need $9,357 off asking to hit this margin.

All-in cost$11,548

Net resale$17,136

Projected profit$5,588

ROI+48.4%

Annualized+69.3%

Break-even resale$7,654/ac

Profit if resale lands off target

-20%

$2,161

-10%

$3,875

$5,588

+10%

$7,302

+20%

$9,015

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
NY-971715 Dirt · Full utilities	1.9	Jul 27, 2026	$22,300	11,674	13,194	4.7 mi	84
NY-811192 Dirt · Full utilities	1.3	Jul 27, 2026	$9,700	7,432	8,348	12.6 mi	82
NY-841387 Landlocked · Full utilities	1.5	Jul 31, 2025	$14,300	9,553	14,162	7.6 mi	79
NY-512745 Landlocked · Power at road	4.0	Jul 27, 2026	$21,900	5,446	9,694	0.8 mi	77
NY-911811 Landlocked · Full utilities	2.0	Mar 31, 2025	$15,400	7,557	11,416	1.3 mi	75
NY-712599 Dirt · Off grid	3.6	Jul 27, 2026	$22,700	6,289	10,373	11.2 mi	75
NY-672456 Paved · Power at road	3.3	Feb 16, 2026	$28,000	8,584	8,903	7.6 mi	74
NY-272197 Dirt · Full utilities	2.7	Dec 13, 2025	$26,800	9,927	11,601	10.8 mi	73
NY-890277 Landlocked · Power at road	0.7	Jul 27, 2026	$5,000	7,515	12,941	8.4 mi	72
NY-230292 Dirt · Off grid	0.7	Jul 27, 2026	$5,500	8,145	13,048	8.3 mi	70

Show adjustment detail for the top comp

Access (Dirt → Paved)+37.2%
Utilities (Full utilities → Power at road)-18.0%

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