Comparable sales & offer analysis
Parcel NY-700477
Oneida County, NY · 0.78 ac · Mixed Use · Landlocked · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$2,700
Adjusted value
$3,289
Value range
$2,800–$3,777
Comp $/acre
$4,216/ac
Weighted from 7 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -17.9% versus the adjusted value.
Offer position
Max allowable offer
$1,879
Offer $/acre
$2,409/ac
Projected profit
$987
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-440914 | 1.1 | Oct 23, 2025 | $4,000 | 3,705 | 3,843 | 78 |
| NY-230749 | 0.9 | May 10, 2026 | $7,900 | 8,356 | 4,146 | 77 |
| NY-220455 | 0.8 | Nov 30, 2024 | $5,300 | 7,029 | 4,353 | 75 |
| NY-520935 | 1.1 | Jul 2, 2025 | $7,000 | 6,462 | 3,739 | 74 |
| NY-810206 | 0.6 | Jan 17, 2025 | $4,900 | 7,672 | 3,870 | 71 |
| NY-240514 | 0.8 | Aug 31, 2024 | $4,300 | 5,427 | 3,949 | 70 |
| NY-881312 | 1.4 | Apr 6, 2025 | $11,300 | 7,943 | 5,747 | 67 |
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.