Oswego County, NY · Sold

NY-640375

3588 County Road 240

$6,500

$9,028/ac · 0.72 ac

Offer report Market this tract

Acreage0.72 ac

Price per acre$9,028/ac

ZoningResidential

Road accessLandlocked

UtilitiesFull utilities

TopographyRolling

ListedJun 7, 2025

Coordinates43.4530, -76.3018

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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

Moderate risk

Wetlands11.7% of tract

Little to no mapped wetland coverage.

Average slope9.0%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessLandlocked

No legal access of record — resale is severely limited.

PowerOn site

Power at or near the road.

Buildable area0.60 of 0.72 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$6,136

$5,260 – $7,012 · $8,522/ac on 0.72 ac

Asking vs estimate

+5.9%

Priced above 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 $6,500

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$3,506

$4,870/ac · +30.0% target margin

You need $2,994 off asking to hit this margin.

All-in cost$3,804

Net resale$5,645

Projected profit$1,841

ROI+48.4%

Annualized+69.3%

Break-even resale$5,743/ac

Profit if resale lands off target

-20%

$712

-10%

$1,277

$1,841

+10%

$2,406

+20%

$2,970

Comparable sales8 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
NY-890277 Landlocked · Power at road	0.7	Jul 27, 2026	$5,000	7,515	9,184	0.1 mi	95
NY-230292 Dirt · Off grid	0.7	Jul 27, 2026	$5,500	8,145	9,260	0.1 mi	93
NY-811192 Dirt · Full utilities	1.3	Jul 27, 2026	$9,700	7,432	5,925	11.2 mi	75
NY-951504 Paved · Power at road	1.6	Jul 27, 2026	$19,400	11,817	8,405	8.3 mi	72
NY-971715 Dirt · Full utilities	1.9	Jul 27, 2026	$22,300	11,674	9,364	10.6 mi	70
NY-841387 Landlocked · Full utilities	1.5	Jul 31, 2025	$14,300	9,553	10,051	6.0 mi	70
NY-840021 Dirt · Off grid	0.6	Aug 18, 2024	$3,400	6,090	7,477	10.1 mi	66
NY-911811 Landlocked · Full utilities	2.0	Mar 31, 2025	$15,400	7,557	8,102	9.3 mi	63

Show adjustment detail for the top comp

Utilities (Power at road → Full utilities)+22.0%

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