Comparable sales & offer analysis
Parcel NY-996588
Herkimer County, NY · 65.02 ac · Recreational · Gravel · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$272,700
Adjusted value
$221,517
Value range
$179,888–$263,145
Comp $/acre
$3,407/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +23.1% versus the adjusted value.
Offer position
Max allowable offer
$126,581
Offer $/acre
$1,947/ac
Projected profit
$66,455
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 | 4,555 | 87 |
| NY-426925 | 83.0 | Jun 30, 2026 | $289,600 | 3,489 | 3,729 | 87 |
| NY-647203 | 101.5 | Jul 27, 2026 | $199,000 | 1,960 | 2,740 | 73 |
| NY-537705 | 146.0 | Jul 27, 2026 | $396,700 | 2,717 | 2,402 | 69 |
| NY-498303 | 225.2 | Jan 8, 2026 | $472,900 | 2,100 | 2,969 | 69 |
| NY-848193 | 208.0 | Feb 11, 2025 | $414,900 | 1,995 | 2,861 | 67 |
| NY-988210 | 210.5 | Jul 27, 2026 | $572,400 | 2,719 | 3,645 | 65 |
| NY-675630 | 32.5 | Feb 25, 2024 | $127,700 | 3,933 | 3,815 | 63 |
| NY-187526 | 128.3 | Oct 6, 2024 | $279,100 | 2,176 | 3,228 | 62 |
| NY-815412 | 27.7 | Apr 2, 2024 | $113,500 | 4,091 | 3,856 | 60 |
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.