Comparable sales & offer analysis
Parcel NY-450536
Herkimer County, NY · 0.81 ac · Residential · Dirt · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$7,100
Adjusted value
$5,248
Value range
$4,358–$6,139
Comp $/acre
$6,480/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +35.3% versus the adjusted value.
Offer position
Max allowable offer
$2,999
Offer $/acre
$3,703/ac
Projected profit
$1,575
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-900967 | 1.1 | May 28, 2026 | $8,500 | 7,624 | 7,761 | 82 |
| NY-550420 | 0.8 | Nov 6, 2025 | $3,600 | 4,853 | 6,368 | 80 |
| NY-551032 | 1.2 | Jul 2, 2026 | $4,600 | 3,926 | 4,915 | 78 |
| NY-830633 | 0.9 | Dec 14, 2025 | $3,900 | 4,473 | 8,398 | 76 |
| NY-602222 | 2.8 | Mar 11, 2026 | $11,000 | 3,991 | 5,980 | 69 |
| NY-151025 | 1.2 | Jul 26, 2024 | $4,200 | 3,593 | 5,652 | 67 |
| NY-462106 | 2.5 | May 24, 2025 | $8,900 | 3,524 | 5,440 | 63 |
| NY-801248 | 1.4 | Apr 23, 2024 | $5,700 | 4,199 | 7,186 | 62 |
| NY-881523 | 1.7 | Oct 8, 2024 | $9,200 | 5,554 | 6,368 | 59 |
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.