Comparable sales & offer analysis
Parcel NY-823750
Herkimer County, NY · 8.32 ac · Residential · Dirt · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$33,500
Adjusted value
$29,589
Value range
$25,679–$33,500
Comp $/acre
$3,556/ac
Weighted from 6 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +13.2% versus the adjusted value.
Offer position
Max allowable offer
$16,908
Offer $/acre
$2,032/ac
Projected profit
$8,877
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-332425 | 3.2 | Dec 17, 2024 | $12,700 | 3,969 | 3,465 | 69 |
| NY-572991 | 4.8 | Jul 5, 2025 | $14,900 | 3,107 | 3,171 | 69 |
| NY-602222 | 2.8 | Mar 11, 2026 | $11,000 | 3,991 | 3,885 | 68 |
| NY-134789 | 17.7 | Nov 15, 2025 | $37,200 | 2,106 | 2,962 | 67 |
| NY-462106 | 2.5 | May 24, 2025 | $8,900 | 3,524 | 3,535 | 64 |
| NY-815412 | 27.7 | Apr 2, 2024 | $113,500 | 4,091 | 4,434 | 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.