Comparable sales & offer analysis
Parcel NY-830633
Herkimer County, NY · 0.87 ac · Mixed Use · Landlocked · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$3,800
Adjusted value
$3,133
Value range
$2,535–$3,732
Comp $/acre
$3,601/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +21.3% versus the adjusted value.
Offer position
Max allowable offer
$1,790
Offer $/acre
$2,058/ac
Projected profit
$940
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 | 4,249 | 84 |
| NY-551032 | 1.2 | Jul 2, 2026 | $4,600 | 3,926 | 2,691 | 83 |
| NY-450536 | 0.8 | Apr 20, 2026 | $7,200 | 8,914 | 4,974 | 79 |
| NY-550420 | 0.8 | Nov 6, 2025 | $3,600 | 4,853 | 3,487 | 79 |
| NY-801248 | 1.4 | Apr 23, 2024 | $5,700 | 4,199 | 3,936 | 74 |
| NY-151025 | 1.2 | Jul 26, 2024 | $4,200 | 3,593 | 3,096 | 72 |
| NY-602222 | 2.8 | Mar 11, 2026 | $11,000 | 3,991 | 3,274 | 65 |
| NY-462106 | 2.5 | May 24, 2025 | $8,900 | 3,524 | 2,979 | 62 |
| NY-881523 | 1.7 | Oct 8, 2024 | $9,200 | 5,554 | 3,488 | 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.