Comparable sales & offer analysis
Parcel NY-118417
Hamilton County, NY · 245 ac · Mixed Use · Gravel · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$457,900
Adjusted value
$445,205
Value range
$356,542–$533,867
Comp $/acre
$1,820/ac
Weighted from 7 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +2.9% versus the adjusted value.
Offer position
Max allowable offer
$254,403
Offer $/acre
$1,040/ac
Projected profit
$133,561
Annualized ROI
+69.2%
Assumes a 30% target margin, 9-month hold, 4% closing costs, 6% annual carry and 8% selling costs.
Comparable sales
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Match |
|---|---|---|---|---|---|---|
| NY-888516 | 262.8 | Jul 18, 2026 | $481,200 | 1,831 | 1,589 | 85 |
| NY-218871 | 339.9 | Jul 27, 2026 | $376,600 | 1,108 | 1,797 | 78 |
| NY-366984 | 86.6 | Jul 27, 2026 | $124,600 | 1,439 | 1,612 | 75 |
| NY-439244 | 445.3 | Jul 27, 2026 | $587,900 | 1,320 | 1,337 | 73 |
| NY-608366 | 235.7 | Oct 14, 2024 | $374,800 | 1,590 | 1,971 | 73 |
| NY-558277 | 221.0 | May 18, 2024 | $662,500 | 2,998 | 2,582 | 71 |
| NY-369614 | 582.2 | Feb 5, 2026 | $578,300 | 993 | 1,930 | 67 |
Prepared with LandPilot. Values are model estimates derived from recorded sales and procedural market data, not an appraisal. Verify title, access and zoning independently before contracting.