NY-712599
6556 County Road 195
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.
Oswego County, New York. Upstate and Southern Tier acreage well below downstate expectations.
View Oswego market data →Step 1 · Is this a deal?
1 item to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
399 ft of deeded road frontage.
A long utility run — price in solar/off-grid instead.
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 $8,897 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| NY-272197 Dirt · Full utilities | 2.7 | Dec 13, 2025 | $26,800 | 9,927 | 7,049 | 7.3 mi | 81 |
| NY-672456 Paved · Power at road | 3.3 | Feb 16, 2026 | $28,000 | 8,584 | 5,410 | 3.7 mi | 81 |
| NY-512745 Landlocked · Power at road | 4.0 | Jul 27, 2026 | $21,900 | 5,446 | 5,890 | 10.4 mi | 81 |
| NY-811192 Dirt · Full utilities | 1.3 | Jul 27, 2026 | $9,700 | 7,432 | 5,072 | 10.1 mi | 76 |
| NY-951504 Paved · Power at road | 1.6 | Jul 27, 2026 | $19,400 | 11,817 | 7,196 | 11.2 mi | 75 |
| NY-971715 Dirt · Full utilities | 1.9 | Jul 27, 2026 | $22,300 | 11,674 | 8,017 | 12.5 mi | 74 |
| NY-633119 Gravel · Off grid | 5.3 | Dec 30, 2024 | $24,400 | 4,634 | 4,323 | 5.8 mi | 70 |
| NY-984223 Dirt · Power at road | 11.7 | Mar 10, 2026 | $83,100 | 7,088 | 6,574 | 5.3 mi | 69 |
| NY-841387 Landlocked · Full utilities | 1.5 | Jul 31, 2025 | $14,300 | 9,553 | 8,605 | 6.4 mi | 68 |
| NY-313648 Dirt · Off grid | 7.7 | Dec 3, 2023 | $36,300 | 4,691 | 5,420 | 5.0 mi | 64 |
Show adjustment detail for the top comp
- Tract size (2.7 ac → 3.61 ac)-0.9%
- Utilities (Full utilities → Off grid)-30.3%
- Market time (8 mo)+2.8%
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.