Comparable sales & offer analysis
Parcel NY-249477
Oneida County, NY · 527 ac · Residential · Dirt · Power at road
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$1,397,700
Adjusted value
$1,260,175
Value range
$1,110,779–$1,409,571
Comp $/acre
$2,390/ac
Weighted from 7 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +10.9% versus the adjusted value.
Offer position
Max allowable offer
$720,100
Offer $/acre
$1,366/ac
Projected profit
$378,052
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-629295 | 462.1 | Jul 27, 2026 | $1,343,600 | 2,908 | 2,409 | 83 |
| NY-828948 | 359.4 | May 23, 2026 | $895,000 | 2,491 | 2,269 | 76 |
| NY-988652 | 290.0 | Aug 17, 2025 | $918,600 | 3,168 | 2,014 | 68 |
| NY-529328 | 473.2 | Apr 30, 2024 | $1,275,700 | 2,696 | 2,895 | 68 |
| NY-188717 | 304.0 | Feb 15, 2025 | $1,063,000 | 3,497 | 2,224 | 66 |
| NY-718700 | 300.3 | Nov 1, 2024 | $583,100 | 1,942 | 2,234 | 66 |
| NY-638318 | 227.7 | May 21, 2024 | $855,300 | 3,757 | 2,753 | 56 |
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.