Comparable sales & offer analysis
Parcel NY-116492
Hamilton County, NY · 60.65 ac · Recreational · Gravel · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$174,000
Adjusted value
$159,192
Value range
$133,773–$184,612
Comp $/acre
$2,625/ac
Weighted from 7 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +9.3% versus the adjusted value.
Offer position
Max allowable offer
$90,967
Offer $/acre
$1,500/ac
Projected profit
$47,758
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-366984 | 86.6 | Jul 27, 2026 | $124,600 | 1,439 | 2,298 | 80 |
| NY-118417 | 244.6 | Apr 26, 2026 | $436,400 | 1,784 | 2,576 | 70 |
| NY-165759 | 35.7 | May 23, 2025 | $147,100 | 4,125 | 2,726 | 70 |
| NY-636035 | 43.6 | Dec 5, 2024 | $82,400 | 1,893 | 2,370 | 69 |
| NY-888516 | 262.8 | Jul 18, 2026 | $481,200 | 1,831 | 2,266 | 69 |
| NY-608366 | 235.7 | Oct 14, 2024 | $374,800 | 1,590 | 2,810 | 57 |
| NY-558277 | 221.0 | May 18, 2024 | $662,500 | 2,998 | 3,682 | 51 |
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.