Comparable sales & offer analysis
Parcel NY-769380
Herkimer County, NY · 491 ac · Agricultural · Gravel · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$1,166,800
Adjusted value
$866,269
Value range
$727,846–$1,004,692
Comp $/acre
$1,763/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +34.7% versus the adjusted value.
Offer position
Max allowable offer
$495,011
Offer $/acre
$1,007/ac
Projected profit
$259,881
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 | 2,342 | 81 |
| NY-889307 | 466.1 | Apr 20, 2025 | $1,037,800 | 2,227 | 1,620 | 77 |
| NY-129388 | 494.3 | May 21, 2024 | $1,024,200 | 2,072 | 1,940 | 77 |
| NY-919831 | 681.3 | Apr 12, 2026 | $958,400 | 1,407 | 1,624 | 72 |
| NY-448552 | 269.7 | Oct 16, 2025 | $413,500 | 1,533 | 1,554 | 71 |
| NY-848193 | 208.0 | Feb 11, 2025 | $414,900 | 1,995 | 1,659 | 69 |
| NY-498303 | 225.2 | Jan 8, 2026 | $472,900 | 2,100 | 1,722 | 69 |
| NY-988210 | 210.5 | Jul 27, 2026 | $572,400 | 2,719 | 2,114 | 68 |
| NY-537705 | 146.0 | Jul 27, 2026 | $396,700 | 2,717 | 1,393 | 68 |
| NY-848352 | 233.3 | Nov 1, 2025 | $514,600 | 2,205 | 1,560 | 68 |
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.