Comparable sales & offer analysis
Parcel NY-209047
Herkimer County, NY · 386 ac · Mixed Use · Gravel · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$1,059,800
Adjusted value
$860,085
Value range
$716,547–$1,003,623
Comp $/acre
$2,228/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +23.2% versus the adjusted value.
Offer position
Max allowable offer
$491,477
Offer $/acre
$1,273/ac
Projected profit
$258,026
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-448552 | 269.7 | Oct 16, 2025 | $413,500 | 1,533 | 1,965 | 79 |
| NY-889307 | 466.1 | Apr 20, 2025 | $1,037,800 | 2,227 | 2,049 | 75 |
| NY-988210 | 210.5 | Jul 27, 2026 | $572,400 | 2,719 | 2,674 | 74 |
| NY-769380 | 491.4 | Mar 29, 2024 | $1,075,800 | 2,189 | 3,061 | 72 |
| NY-848352 | 233.3 | Nov 1, 2025 | $514,600 | 2,205 | 1,973 | 71 |
| NY-498303 | 225.2 | Jan 8, 2026 | $472,900 | 2,100 | 2,178 | 71 |
| NY-129388 | 494.3 | May 21, 2024 | $1,024,200 | 2,072 | 2,453 | 70 |
| NY-537705 | 146.0 | Jul 27, 2026 | $396,700 | 2,717 | 1,762 | 69 |
| NY-848193 | 208.0 | Feb 11, 2025 | $414,900 | 1,995 | 2,098 | 69 |
| NY-919831 | 681.3 | Apr 12, 2026 | $958,400 | 1,407 | 2,054 | 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.