Comparable sales & offer analysis
Parcel NY-134789
Herkimer County, NY · 17.66 ac · Agricultural · Landlocked · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$38,300
Adjusted value
$54,183
Value range
$46,041–$62,324
Comp $/acre
$3,068/ac
Weighted from 8 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -29.3% versus the adjusted value.
Offer position
Max allowable offer
$30,962
Offer $/acre
$1,753/ac
Projected profit
$16,255
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-296073 | 44.8 | Jul 27, 2026 | $257,100 | 5,742 | 3,863 | 67 |
| NY-675630 | 32.5 | Feb 25, 2024 | $127,700 | 3,933 | 3,235 | 67 |
| NY-815412 | 27.7 | Apr 2, 2024 | $113,500 | 4,091 | 3,270 | 66 |
| NY-823750 | 8.3 | Jul 17, 2025 | $29,000 | 3,483 | 2,699 | 66 |
| NY-426925 | 83.0 | Jun 30, 2026 | $289,600 | 3,489 | 3,162 | 64 |
| NY-572991 | 4.8 | Jul 5, 2025 | $14,900 | 3,107 | 2,338 | 62 |
| NY-996588 | 65.0 | Oct 12, 2024 | $233,400 | 3,590 | 3,297 | 56 |
| NY-332425 | 3.2 | Dec 17, 2024 | $12,700 | 3,969 | 2,555 | 54 |
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.