Comparable sales & offer analysis
Parcel NY-796254
Oneida County, NY · 51.04 ac · Mixed Use · Gravel · Power at road
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$218,800
Adjusted value
$244,023
Value range
$201,175–$286,870
Comp $/acre
$4,781/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -10.3% versus the adjusted value.
Offer position
Max allowable offer
$139,442
Offer $/acre
$2,732/ac
Projected profit
$73,207
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-436178 | 48.3 | Jul 27, 2026 | $159,200 | 3,296 | 3,843 | 88 |
| NY-546828 | 77.4 | Apr 21, 2026 | $300,400 | 3,883 | 4,306 | 84 |
| NY-566022 | 43.1 | Jul 27, 2026 | $160,800 | 3,727 | 6,254 | 80 |
| NY-695630 | 32.5 | Jul 27, 2026 | $118,400 | 3,647 | 3,956 | 78 |
| NY-775819 | 37.3 | Nov 8, 2025 | $172,400 | 4,629 | 5,234 | 78 |
| NY-605768 | 35.9 | Oct 29, 2025 | $225,100 | 6,271 | 6,047 | 75 |
| NY-907400 | 117.1 | Jul 27, 2026 | $264,700 | 2,261 | 4,744 | 74 |
| NY-456980 | 86.4 | Jul 17, 2025 | $396,900 | 4,595 | 3,746 | 69 |
| NY-997668 | 142.2 | Jul 27, 2026 | $306,700 | 2,157 | 4,761 | 69 |
| NY-164670 | 16.2 | Jun 29, 2026 | $82,700 | 5,105 | 4,986 | 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.