Comparable sales & offer analysis
Parcel NY-997668
Oneida County, NY · 142 ac · Recreational · Landlocked · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$304,900
Adjusted value
$320,811
Value range
$255,681–$385,941
Comp $/acre
$2,257/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -5.0% versus the adjusted value.
Offer position
Max allowable offer
$183,321
Offer $/acre
$1,289/ac
Projected profit
$96,243
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-907400 | 117.1 | Jul 27, 2026 | $264,700 | 2,261 | 2,167 | 85 |
| NY-417226 | 103.2 | Mar 6, 2025 | $592,900 | 5,744 | 3,261 | 74 |
| NY-546828 | 77.4 | Apr 21, 2026 | $300,400 | 3,883 | 1,966 | 74 |
| NY-828948 | 359.4 | May 23, 2026 | $895,000 | 2,491 | 2,233 | 73 |
| NY-566022 | 43.1 | Jul 27, 2026 | $160,800 | 3,727 | 2,856 | 71 |
| NY-988652 | 290.0 | Aug 17, 2025 | $918,600 | 3,168 | 1,982 | 70 |
| NY-629295 | 462.1 | Jul 27, 2026 | $1,343,600 | 2,908 | 2,370 | 69 |
| NY-436178 | 48.3 | Jul 27, 2026 | $159,200 | 3,296 | 1,755 | 68 |
| NY-188717 | 304.0 | Feb 15, 2025 | $1,063,000 | 3,497 | 2,188 | 67 |
| NY-456980 | 86.4 | Jul 17, 2025 | $396,900 | 4,595 | 1,710 | 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.