Comparable sales & offer analysis
Parcel NY-584861
Oneida County, NY · 18.61 ac · Residential · Gravel · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$101,400
Adjusted value
$96,947
Value range
$76,868–$117,026
Comp $/acre
$5,209/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +4.6% versus the adjusted value.
Offer position
Max allowable offer
$55,398
Offer $/acre
$2,977/ac
Projected profit
$29,084
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 | 3,983 | 77 |
| NY-164670 | 16.2 | Jun 29, 2026 | $82,700 | 5,105 | 5,019 | 77 |
| NY-566022 | 43.1 | Jul 27, 2026 | $160,800 | 3,727 | 6,296 | 76 |
| NY-436178 | 48.3 | Jul 27, 2026 | $159,200 | 3,296 | 3,869 | 70 |
| NY-775819 | 37.3 | Nov 8, 2025 | $172,400 | 4,629 | 5,268 | 67 |
| NY-796254 | 51.0 | Jul 19, 2025 | $186,200 | 3,648 | 3,837 | 67 |
| NY-605768 | 35.9 | Oct 29, 2025 | $225,100 | 6,271 | 6,086 | 66 |
| NY-603662 | 7.8 | Jan 25, 2025 | $40,600 | 5,197 | 5,971 | 63 |
| NY-403868 | 9.1 | Mar 22, 2025 | $64,000 | 7,065 | 6,931 | 60 |
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.