Comparable sales & offer analysis
Parcel NY-187526
Herkimer County, NY · 128 ac · Residential · Dirt · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$291,900
Adjusted value
$301,389
Value range
$239,112–$363,666
Comp $/acre
$2,350/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -3.1% versus the adjusted value.
Offer position
Max allowable offer
$172,222
Offer $/acre
$1,343/ac
Projected profit
$90,417
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-988210 | 210.5 | Jul 27, 2026 | $572,400 | 2,719 | 2,663 | 81 |
| NY-426925 | 83.0 | Jun 30, 2026 | $289,600 | 3,489 | 2,724 | 80 |
| NY-537705 | 146.0 | Jul 27, 2026 | $396,700 | 2,717 | 1,755 | 78 |
| NY-647203 | 101.5 | Jul 27, 2026 | $199,000 | 1,960 | 2,002 | 76 |
| NY-848352 | 233.3 | Nov 1, 2025 | $514,600 | 2,205 | 1,965 | 72 |
| NY-448552 | 269.7 | Oct 16, 2025 | $413,500 | 1,533 | 1,957 | 71 |
| NY-848193 | 208.0 | Feb 11, 2025 | $414,900 | 1,995 | 2,090 | 70 |
| NY-498303 | 225.2 | Jan 8, 2026 | $472,900 | 2,100 | 2,169 | 69 |
| NY-296073 | 44.8 | Jul 27, 2026 | $257,100 | 5,742 | 3,328 | 67 |
| NY-209047 | 386.1 | Mar 30, 2026 | $1,119,100 | 2,899 | 2,949 | 65 |
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.