Comparable sales & offer analysis
Parcel NY-537705
Herkimer County, NY · 146 ac · Agricultural · Paved · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$381,800
Adjusted value
$549,206
Value range
$448,441–$649,972
Comp $/acre
$3,761/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -30.5% versus the adjusted value.
Offer position
Max allowable offer
$313,832
Offer $/acre
$2,149/ac
Projected profit
$164,762
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 | 3,123 | 86 |
| NY-988210 | 210.5 | Jul 27, 2026 | $572,400 | 2,719 | 4,155 | 81 |
| NY-498303 | 225.2 | Jan 8, 2026 | $472,900 | 2,100 | 3,384 | 75 |
| NY-426925 | 83.0 | Jun 30, 2026 | $289,600 | 3,489 | 4,250 | 72 |
| NY-848352 | 233.3 | Nov 1, 2025 | $514,600 | 2,205 | 3,066 | 69 |
| NY-187526 | 128.3 | Oct 6, 2024 | $279,100 | 2,176 | 3,678 | 68 |
| NY-209047 | 386.1 | Mar 30, 2026 | $1,119,100 | 2,899 | 4,601 | 67 |
| NY-448552 | 269.7 | Oct 16, 2025 | $413,500 | 1,533 | 3,053 | 67 |
| NY-296073 | 44.8 | Jul 27, 2026 | $257,100 | 5,742 | 5,192 | 66 |
| NY-848193 | 208.0 | Feb 11, 2025 | $414,900 | 1,995 | 3,261 | 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.