Comparable sales & offer analysis
Parcel NY-116492
Hamilton County, NY · 60.65 ac · Recreational · Gravel · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$174,000
Adjusted value
$160,124
Value range
$134,553–$185,696
Comp $/acre
$2,640/ac
Weighted from 7 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +8.7% versus the adjusted value.
Offer position
Max allowable offer
$91,500
Offer $/acre
$1,509/ac
Projected profit
$48,037
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 | 2,311 | 79 |
| NY-165759 | 35.7 | May 23, 2025 | $147,100 | 4,125 | 2,741 | 69 |
| NY-118417 | 244.6 | Apr 26, 2026 | $436,400 | 1,784 | 2,590 | 69 |
| NY-636035 | 43.6 | Dec 5, 2024 | $82,400 | 1,893 | 2,383 | 69 |
| NY-888516 | 262.8 | Jul 18, 2026 | $481,200 | 1,831 | 2,278 | 67 |
| NY-608366 | 235.7 | Oct 14, 2024 | $374,800 | 1,590 | 2,824 | 57 |
| NY-558277 | 221.0 | May 18, 2024 | $662,500 | 2,998 | 3,701 | 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.