Comparable sales & offer analysis
Parcel NY-118417
Hamilton County, NY · 245 ac · Mixed Use · Gravel · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$457,900
Adjusted value
$448,002
Value range
$358,767–$537,238
Comp $/acre
$1,832/ac
Weighted from 7 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +2.2% versus the adjusted value.
Offer position
Max allowable offer
$256,001
Offer $/acre
$1,047/ac
Projected profit
$134,401
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 | 1,598 | 83 |
| NY-218871 | 339.9 | Jul 27, 2026 | $376,600 | 1,108 | 1,807 | 77 |
| NY-366984 | 86.6 | Jul 27, 2026 | $124,600 | 1,439 | 1,621 | 74 |
| NY-608366 | 235.7 | Oct 14, 2024 | $374,800 | 1,590 | 1,981 | 72 |
| NY-439244 | 445.3 | Jul 27, 2026 | $587,900 | 1,320 | 1,344 | 72 |
| NY-558277 | 221.0 | May 18, 2024 | $662,500 | 2,998 | 2,596 | 71 |
| NY-369614 | 582.2 | Feb 5, 2026 | $578,300 | 993 | 1,940 | 66 |
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.