Comparable sales & offer analysis
Parcel NY-456980
Oneida County, NY · 86.37 ac · Unzoned · Paved · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$402,500
Adjusted value
$555,325
Value range
$436,716–$673,933
Comp $/acre
$6,430/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -27.5% versus the adjusted value.
Offer position
Max allowable offer
$317,328
Offer $/acre
$3,674/ac
Projected profit
$166,597
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 | 6,117 | 84 |
| NY-546828 | 77.4 | Apr 21, 2026 | $300,400 | 3,883 | 5,551 | 80 |
| NY-436178 | 48.3 | Jul 27, 2026 | $159,200 | 3,296 | 4,956 | 74 |
| NY-997668 | 142.2 | Jul 27, 2026 | $306,700 | 2,157 | 6,139 | 74 |
| NY-566022 | 43.1 | Jul 27, 2026 | $160,800 | 3,727 | 8,064 | 73 |
| NY-775819 | 37.3 | Nov 8, 2025 | $172,400 | 4,629 | 6,748 | 71 |
| NY-695630 | 32.5 | Jul 27, 2026 | $118,400 | 3,647 | 5,101 | 71 |
| NY-417226 | 103.2 | Mar 6, 2025 | $592,900 | 5,744 | 9,207 | 69 |
| NY-796254 | 51.0 | Jul 19, 2025 | $186,200 | 3,648 | 4,915 | 68 |
| NY-605768 | 35.9 | Oct 29, 2025 | $225,100 | 6,271 | 7,796 | 65 |
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.