Comparable sales & offer analysis
Parcel NY-584861
Oneida County, NY · 18.61 ac · Residential · Gravel · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$101,400
Adjusted value
$96,393
Value range
$76,420–$116,366
Comp $/acre
$5,180/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +5.2% versus the adjusted value.
Offer position
Max allowable offer
$55,082
Offer $/acre
$2,960/ac
Projected profit
$28,918
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-695630 | 32.5 | Jul 27, 2026 | $118,400 | 3,647 | 3,961 | 79 |
| NY-164670 | 16.2 | Jun 29, 2026 | $82,700 | 5,105 | 4,991 | 78 |
| NY-566022 | 43.1 | Jul 27, 2026 | $160,800 | 3,727 | 6,261 | 77 |
| NY-436178 | 48.3 | Jul 27, 2026 | $159,200 | 3,296 | 3,847 | 72 |
| NY-775819 | 37.3 | Nov 8, 2025 | $172,400 | 4,629 | 5,240 | 68 |
| NY-796254 | 51.0 | Jul 19, 2025 | $186,200 | 3,648 | 3,817 | 67 |
| NY-605768 | 35.9 | Oct 29, 2025 | $225,100 | 6,271 | 6,054 | 67 |
| NY-603662 | 7.8 | Jan 25, 2025 | $40,600 | 5,197 | 5,940 | 63 |
| NY-403868 | 9.1 | Mar 22, 2025 | $64,000 | 7,065 | 6,894 | 61 |
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.