Comparable sales & offer analysis
Parcel NY-462106
Herkimer County, NY · 2.53 ac · Recreational · Dirt · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$10,600
Adjusted value
$11,076
Value range
$8,650–$13,501
Comp $/acre
$4,378/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -4.3% versus the adjusted value.
Offer position
Max allowable offer
$6,329
Offer $/acre
$2,502/ac
Projected profit
$3,323
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-602222 | 2.8 | Mar 11, 2026 | $11,000 | 3,991 | 4,094 | 90 |
| NY-900967 | 1.1 | May 28, 2026 | $8,500 | 7,624 | 5,314 | 74 |
| NY-332425 | 3.2 | Dec 17, 2024 | $12,700 | 3,969 | 3,652 | 72 |
| NY-551032 | 1.2 | Jul 2, 2026 | $4,600 | 3,926 | 3,366 | 72 |
| NY-450536 | 0.8 | Apr 20, 2026 | $7,200 | 8,914 | 6,220 | 69 |
| NY-881523 | 1.7 | Oct 8, 2024 | $9,200 | 5,554 | 4,361 | 67 |
| NY-572991 | 4.8 | Jul 5, 2025 | $14,900 | 3,107 | 3,341 | 66 |
| NY-823750 | 8.3 | Jul 17, 2025 | $29,000 | 3,483 | 3,857 | 65 |
| NY-830633 | 0.9 | Dec 14, 2025 | $3,900 | 4,473 | 5,750 | 65 |
| NY-151025 | 1.2 | Jul 26, 2024 | $4,200 | 3,593 | 3,870 | 63 |
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.