Comparable sales & offer analysis
Parcel NY-801248
Herkimer County, NY · 1.36 ac · Mixed Use · Landlocked · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$5,900
Adjusted value
$5,765
Value range
$4,576–$6,953
Comp $/acre
$4,239/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +2.3% versus the adjusted value.
Offer position
Max allowable offer
$3,294
Offer $/acre
$2,422/ac
Projected profit
$1,729
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-900967 | 1.1 | May 28, 2026 | $8,500 | 7,624 | 5,001 | 86 |
| NY-551032 | 1.2 | Jul 2, 2026 | $4,600 | 3,926 | 3,168 | 83 |
| NY-830633 | 0.9 | Dec 14, 2025 | $3,900 | 4,473 | 5,412 | 81 |
| NY-450536 | 0.8 | Apr 20, 2026 | $7,200 | 8,914 | 5,855 | 72 |
| NY-151025 | 1.2 | Jul 26, 2024 | $4,200 | 3,593 | 3,642 | 72 |
| NY-550420 | 0.8 | Nov 6, 2025 | $3,600 | 4,853 | 4,104 | 71 |
| NY-881523 | 1.7 | Oct 8, 2024 | $9,200 | 5,554 | 4,104 | 70 |
| NY-602222 | 2.8 | Mar 11, 2026 | $11,000 | 3,991 | 3,854 | 67 |
| NY-462106 | 2.5 | May 24, 2025 | $8,900 | 3,524 | 3,506 | 66 |
| NY-332425 | 3.2 | Dec 17, 2024 | $12,700 | 3,969 | 3,437 | 64 |
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.