Comparable sales & offer analysis
Parcel NY-815412
Herkimer County, NY · 27.74 ac · Residential · Gravel · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$123,500
Adjusted value
$118,022
Value range
$97,538–$138,505
Comp $/acre
$4,255/ac
Weighted from 6 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +4.6% versus the adjusted value.
Offer position
Max allowable offer
$67,441
Offer $/acre
$2,431/ac
Projected profit
$35,407
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 | 5,343 | 74 |
| NY-426925 | 83.0 | Jun 30, 2026 | $289,600 | 3,489 | 4,373 | 74 |
| NY-134789 | 17.7 | Nov 15, 2025 | $37,200 | 2,106 | 3,020 | 73 |
| NY-675630 | 32.5 | Feb 25, 2024 | $127,700 | 3,933 | 4,475 | 69 |
| NY-823750 | 8.3 | Jul 17, 2025 | $29,000 | 3,483 | 3,733 | 64 |
| NY-996588 | 65.0 | Oct 12, 2024 | $233,400 | 3,590 | 4,560 | 62 |
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.