Comparable sales & offer analysis
Parcel NY-550420
Herkimer County, NY · 0.75 ac · Residential · Landlocked · Full utilities
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$4,000
Adjusted value
$4,116
Value range
$3,267–$4,965
Comp $/acre
$5,488/ac
Weighted from 8 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -2.8% versus the adjusted value.
Offer position
Max allowable offer
$2,352
Offer $/acre
$3,136/ac
Projected profit
$1,235
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 | 7,148 | 84 |
| NY-830633 | 0.9 | Dec 14, 2025 | $3,900 | 4,473 | 6,608 | 80 |
| NY-900967 | 1.1 | May 28, 2026 | $8,500 | 7,624 | 6,106 | 78 |
| NY-551032 | 1.2 | Jul 2, 2026 | $4,600 | 3,926 | 3,868 | 74 |
| NY-151025 | 1.2 | Jul 26, 2024 | $4,200 | 3,593 | 4,449 | 68 |
| NY-801248 | 1.4 | Apr 23, 2024 | $5,700 | 4,199 | 5,657 | 65 |
| NY-881523 | 1.7 | Oct 8, 2024 | $9,200 | 5,554 | 5,013 | 64 |
| NY-462106 | 2.5 | May 24, 2025 | $8,900 | 3,524 | 4,282 | 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.