Comparable sales & offer analysis
Parcel NY-448552
Herkimer County, NY · 270 ac · Mixed Use · Dirt · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$469,400
Adjusted value
$499,179
Value range
$417,157–$581,201
Comp $/acre
$1,851/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -6.0% versus the adjusted value.
Offer position
Max allowable offer
$285,245
Offer $/acre
$1,058/ac
Projected profit
$149,754
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 | 2,391 | 83 |
| NY-988210 | 210.5 | Jul 27, 2026 | $572,400 | 2,719 | 2,159 | 82 |
| NY-848352 | 233.3 | Nov 1, 2025 | $514,600 | 2,205 | 1,593 | 78 |
| NY-498303 | 225.2 | Jan 8, 2026 | $472,900 | 2,100 | 1,758 | 77 |
| NY-848193 | 208.0 | Feb 11, 2025 | $414,900 | 1,995 | 1,695 | 74 |
| NY-537705 | 146.0 | Jul 27, 2026 | $396,700 | 2,717 | 1,422 | 74 |
| NY-426925 | 83.0 | Jun 30, 2026 | $289,600 | 3,489 | 2,208 | 70 |
| NY-647203 | 101.5 | Jul 27, 2026 | $199,000 | 1,960 | 1,623 | 69 |
| NY-889307 | 466.1 | Apr 20, 2025 | $1,037,800 | 2,227 | 1,655 | 68 |
| NY-187526 | 128.3 | Oct 6, 2024 | $279,100 | 2,176 | 1,912 | 67 |
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.