Comparable sales & offer analysis
Parcel NY-907400
Oneida County, NY · 117 ac · Unzoned · Landlocked · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$247,400
Adjusted value
$274,337
Value range
$215,650–$333,024
Comp $/acre
$2,343/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -9.8% versus the adjusted value.
Offer position
Max allowable offer
$156,764
Offer $/acre
$1,339/ac
Projected profit
$82,301
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-997668 | 142.2 | Jul 27, 2026 | $306,700 | 2,157 | 2,287 | 85 |
| NY-456980 | 86.4 | Jul 17, 2025 | $396,900 | 4,595 | 1,799 | 77 |
| NY-546828 | 77.4 | Apr 21, 2026 | $300,400 | 3,883 | 2,068 | 76 |
| NY-566022 | 43.1 | Jul 27, 2026 | $160,800 | 3,727 | 3,004 | 74 |
| NY-417226 | 103.2 | Mar 6, 2025 | $592,900 | 5,744 | 3,430 | 72 |
| NY-436178 | 48.3 | Jul 27, 2026 | $159,200 | 3,296 | 1,846 | 70 |
| NY-828948 | 359.4 | May 23, 2026 | $895,000 | 2,491 | 2,348 | 70 |
| NY-718700 | 300.3 | Nov 1, 2024 | $583,100 | 1,942 | 2,311 | 69 |
| NY-775819 | 37.3 | Nov 8, 2025 | $172,400 | 4,629 | 2,514 | 67 |
| NY-796254 | 51.0 | Jul 19, 2025 | $186,200 | 3,648 | 1,831 | 65 |
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.