Comparable sales & offer analysis
Parcel NY-537705
Herkimer County, NY · 146 ac · Agricultural · Paved · Power at road
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$381,800
Adjusted value
$546,458
Value range
$446,149–$646,768
Comp $/acre
$3,742/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -30.1% versus the adjusted value.
Offer position
Max allowable offer
$312,262
Offer $/acre
$2,138/ac
Projected profit
$163,937
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-647203 | 101.5 | Jul 27, 2026 | $199,000 | 1,960 | 3,105 | 88 |
| NY-988210 | 210.5 | Jul 27, 2026 | $572,400 | 2,719 | 4,131 | 82 |
| NY-498303 | 225.2 | Jan 8, 2026 | $472,900 | 2,100 | 3,366 | 76 |
| NY-426925 | 83.0 | Jun 30, 2026 | $289,600 | 3,489 | 4,226 | 74 |
| NY-848352 | 233.3 | Nov 1, 2025 | $514,600 | 2,205 | 3,049 | 70 |
| NY-187526 | 128.3 | Oct 6, 2024 | $279,100 | 2,176 | 3,659 | 68 |
| NY-209047 | 386.1 | Mar 30, 2026 | $1,119,100 | 2,899 | 4,576 | 68 |
| NY-448552 | 269.7 | Oct 16, 2025 | $413,500 | 1,533 | 3,037 | 67 |
| NY-296073 | 44.8 | Jul 27, 2026 | $257,100 | 5,742 | 5,163 | 67 |
| NY-848193 | 208.0 | Feb 11, 2025 | $414,900 | 1,995 | 3,243 | 66 |
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.