Comparable sales & offer analysis
Parcel NY-129388
Herkimer County, NY · 494 ac · Agricultural · Gravel · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$1,081,500
Adjusted value
$1,053,630
Value range
$852,635–$1,254,626
Comp $/acre
$2,132/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +2.6% versus the adjusted value.
Offer position
Max allowable offer
$602,075
Offer $/acre
$1,218/ac
Projected profit
$316,089
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-209047 | 386.1 | Mar 30, 2026 | $1,119,100 | 2,899 | 2,750 | 79 |
| NY-889307 | 466.1 | Apr 20, 2025 | $1,037,800 | 2,227 | 1,903 | 78 |
| NY-919831 | 681.3 | Apr 12, 2026 | $958,400 | 1,407 | 1,907 | 78 |
| NY-769380 | 491.4 | Mar 29, 2024 | $1,075,800 | 2,189 | 2,843 | 77 |
| NY-988210 | 210.5 | Jul 27, 2026 | $572,400 | 2,719 | 2,483 | 75 |
| NY-537705 | 146.0 | Jul 27, 2026 | $396,700 | 2,717 | 1,636 | 73 |
| NY-498303 | 225.2 | Jan 8, 2026 | $472,900 | 2,100 | 2,022 | 69 |
| NY-448552 | 269.7 | Oct 16, 2025 | $413,500 | 1,533 | 1,825 | 67 |
| NY-848352 | 233.3 | Nov 1, 2025 | $514,600 | 2,205 | 1,832 | 62 |
| NY-848193 | 208.0 | Feb 11, 2025 | $414,900 | 1,995 | 1,949 | 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.