Comparable sales & offer analysis
Parcel NY-546828
Oneida County, NY · 77.36 ac · Recreational · Gravel · Power at road
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$287,200
Adjusted value
$348,706
Value range
$268,589–$428,822
Comp $/acre
$4,508/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -17.6% versus the adjusted value.
Offer position
Max allowable offer
$199,260
Offer $/acre
$2,576/ac
Projected profit
$104,612
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-907400 | 117.1 | Jul 27, 2026 | $264,700 | 2,261 | 4,336 | 80 |
| NY-796254 | 51.0 | Jul 19, 2025 | $186,200 | 3,648 | 3,485 | 78 |
| NY-997668 | 142.2 | Jul 27, 2026 | $306,700 | 2,157 | 4,351 | 78 |
| NY-417226 | 103.2 | Mar 6, 2025 | $592,900 | 5,744 | 6,528 | 76 |
| NY-436178 | 48.3 | Jul 27, 2026 | $159,200 | 3,296 | 3,513 | 76 |
| NY-456980 | 86.4 | Jul 17, 2025 | $396,900 | 4,595 | 3,424 | 76 |
| NY-566022 | 43.1 | Jul 27, 2026 | $160,800 | 3,727 | 5,716 | 73 |
| NY-695630 | 32.5 | Jul 27, 2026 | $118,400 | 3,647 | 3,616 | 72 |
| NY-775819 | 37.3 | Nov 8, 2025 | $172,400 | 4,629 | 4,784 | 71 |
| NY-605768 | 35.9 | Oct 29, 2025 | $225,100 | 6,271 | 5,527 | 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.