Comparable sales & offer analysis
Parcel NY-718700
Oneida County, NY · 300 ac · Unzoned · Landlocked · Power at road
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$606,800
Adjusted value
$644,300
Value range
$560,410–$728,191
Comp $/acre
$2,146/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -5.8% versus the adjusted value.
Offer position
Max allowable offer
$368,172
Offer $/acre
$1,226/ac
Projected profit
$193,290
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 | 2,251 | 82 |
| NY-988652 | 290.0 | Aug 17, 2025 | $918,600 | 3,168 | 1,883 | 81 |
| NY-828948 | 359.4 | May 23, 2026 | $895,000 | 2,491 | 2,121 | 80 |
| NY-907400 | 117.1 | Jul 27, 2026 | $264,700 | 2,261 | 2,058 | 80 |
| NY-997668 | 142.2 | Jul 27, 2026 | $306,700 | 2,157 | 2,065 | 78 |
| NY-188717 | 304.0 | Feb 15, 2025 | $1,063,000 | 3,497 | 2,079 | 78 |
| NY-249477 | 527.2 | Nov 6, 2025 | $1,192,200 | 2,262 | 2,183 | 71 |
| NY-638318 | 227.7 | May 21, 2024 | $855,300 | 3,757 | 2,574 | 67 |
| NY-456980 | 86.4 | Jul 17, 2025 | $396,900 | 4,595 | 1,625 | 65 |
| NY-529328 | 473.2 | Apr 30, 2024 | $1,275,700 | 2,696 | 2,706 | 64 |
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.