Comparable sales & offer analysis
Parcel NY-996588
Herkimer County, NY · 65.02 ac · Recreational · Gravel · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$272,700
Adjusted value
$220,285
Value range
$178,837–$261,733
Comp $/acre
$3,388/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +23.8% versus the adjusted value.
Offer position
Max allowable offer
$125,877
Offer $/acre
$1,936/ac
Projected profit
$66,086
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-296073 | 44.8 | Jul 27, 2026 | $257,100 | 5,742 | 4,530 | 89 |
| NY-426925 | 83.0 | Jun 30, 2026 | $289,600 | 3,489 | 3,708 | 88 |
| NY-647203 | 101.5 | Jul 27, 2026 | $199,000 | 1,960 | 2,725 | 75 |
| NY-537705 | 146.0 | Jul 27, 2026 | $396,700 | 2,717 | 2,389 | 71 |
| NY-498303 | 225.2 | Jan 8, 2026 | $472,900 | 2,100 | 2,953 | 70 |
| NY-848193 | 208.0 | Feb 11, 2025 | $414,900 | 1,995 | 2,846 | 68 |
| NY-988210 | 210.5 | Jul 27, 2026 | $572,400 | 2,719 | 3,625 | 66 |
| NY-675630 | 32.5 | Feb 25, 2024 | $127,700 | 3,933 | 3,796 | 64 |
| NY-187526 | 128.3 | Oct 6, 2024 | $279,100 | 2,176 | 3,211 | 63 |
| NY-815412 | 27.7 | Apr 2, 2024 | $113,500 | 4,091 | 3,836 | 61 |
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.