Comparable sales & offer analysis
Parcel NY-550420
Herkimer County, NY · 0.75 ac · Residential · Landlocked · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$4,000
Adjusted value
$4,138
Value range
$3,285–$4,991
Comp $/acre
$5,517/ac
Weighted from 8 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -3.3% versus the adjusted value.
Offer position
Max allowable offer
$2,364
Offer $/acre
$3,153/ac
Projected profit
$1,241
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-450536 | 0.8 | Apr 20, 2026 | $7,200 | 8,914 | 7,188 | 83 |
| NY-830633 | 0.9 | Dec 14, 2025 | $3,900 | 4,473 | 6,644 | 79 |
| NY-900967 | 1.1 | May 28, 2026 | $8,500 | 7,624 | 6,140 | 76 |
| NY-551032 | 1.2 | Jul 2, 2026 | $4,600 | 3,926 | 3,889 | 73 |
| NY-151025 | 1.2 | Jul 26, 2024 | $4,200 | 3,593 | 4,472 | 67 |
| NY-801248 | 1.4 | Apr 23, 2024 | $5,700 | 4,199 | 5,686 | 64 |
| NY-881523 | 1.7 | Oct 8, 2024 | $9,200 | 5,554 | 5,039 | 63 |
| NY-462106 | 2.5 | May 24, 2025 | $8,900 | 3,524 | 4,304 | 55 |
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.