NY-646296
1079 County Road 23
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.
Washington County, New York. Upstate and Southern Tier acreage well below downstate expectations.
View Washington market data →Step 1 · Is this a deal?
4 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
948 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 7 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 $71,805 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| NY-925489 Dirt · Off grid | 29.3 | Feb 24, 2026 | $128,400 | 4,377 | 4,015 | 4.6 mi | 82 |
| NY-356618 Dirt · Power at road | 66.5 | Oct 11, 2025 | $500,400 | 7,530 | 6,964 | 6.1 mi | 77 |
| NY-675917 Landlocked · Off grid | 40.0 | Jan 1, 2026 | $157,200 | 3,931 | 4,837 | 8.0 mi | 77 |
| NY-245520 Paved · Off grid | 30.0 | Oct 12, 2025 | $148,600 | 4,956 | 3,376 | 2.8 mi | 73 |
| NY-725592 Dirt · Power at road | 31.6 | Mar 7, 2025 | $227,900 | 7,211 | 5,918 | 5.7 mi | 69 |
| NY-925170 Landlocked · Off grid | 23.3 | Oct 20, 2025 | $73,800 | 3,169 | 3,603 | 5.5 mi | 68 |
| NY-197586 Gravel · Full utilities | 134.0 | Jun 18, 2024 | $576,600 | 4,304 | 3,503 | 5.7 mi | 63 |
Show adjustment detail for the top comp
- Tract size (29.33 ac → 52.62 ac)-10.1%
- Market time (6 mo)+2.0%
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.