Comparable sales & offer analysis
Parcel NY-296073
Herkimer County, NY · 44.77 ac · Recreational · Gravel · Power at road
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$238,900
Adjusted value
$186,595
Value range
$153,284–$219,907
Comp $/acre
$4,168/ac
Weighted from 8 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +28.0% versus the adjusted value.
Offer position
Max allowable offer
$106,626
Offer $/acre
$2,382/ac
Projected profit
$55,979
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-426925 | 83.0 | Jun 30, 2026 | $289,600 | 3,489 | 4,710 | 79 |
| NY-996588 | 65.0 | Oct 12, 2024 | $233,400 | 3,590 | 4,913 | 77 |
| NY-647203 | 101.5 | Jul 27, 2026 | $199,000 | 1,960 | 3,461 | 70 |
| NY-537705 | 146.0 | Jul 27, 2026 | $396,700 | 2,717 | 3,035 | 67 |
| NY-675630 | 32.5 | Feb 25, 2024 | $127,700 | 3,933 | 4,822 | 67 |
| NY-134789 | 17.7 | Nov 15, 2025 | $37,200 | 2,106 | 3,254 | 63 |
| NY-815412 | 27.7 | Apr 2, 2024 | $113,500 | 4,091 | 4,873 | 62 |
| NY-187526 | 128.3 | Oct 6, 2024 | $279,100 | 2,176 | 4,079 | 56 |
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.