Comparable sales & offer analysis
Parcel NY-165759
Hamilton County, NY · 35.66 ac · Mixed Use · Gravel · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$138,000
Adjusted value
$153,476
Value range
$128,851–$178,102
Comp $/acre
$4,304/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -10.1% versus the adjusted value.
Offer position
Max allowable offer
$87,701
Offer $/acre
$2,459/ac
Projected profit
$46,043
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-116492 | 60.6 | Jul 27, 2026 | $178,700 | 2,946 | 4,725 | 77 |
| NY-366984 | 86.6 | Jul 27, 2026 | $124,600 | 1,439 | 3,678 | 74 |
| NY-636035 | 43.6 | Dec 5, 2024 | $82,400 | 1,893 | 3,792 | 67 |
| NY-118417 | 244.6 | Apr 26, 2026 | $436,400 | 1,784 | 4,122 | 64 |
| NY-888516 | 262.8 | Jul 18, 2026 | $481,200 | 1,831 | 3,626 | 64 |
| NY-294033 | 10.2 | Jul 27, 2026 | $24,900 | 2,438 | 3,769 | 63 |
| NY-133380 | 6.4 | Apr 7, 2026 | $31,700 | 4,984 | 4,896 | 62 |
| NY-558277 | 221.0 | May 18, 2024 | $662,500 | 2,998 | 5,889 | 57 |
| NY-608366 | 235.7 | Oct 14, 2024 | $374,800 | 1,590 | 4,494 | 52 |
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.