Comparable sales & offer analysis
Parcel NY-436178
Oneida County, NY · 48.31 ac · Mixed Use · Gravel · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$190,900
Adjusted value
$199,862
Value range
$164,267–$235,456
Comp $/acre
$4,137/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -4.5% versus the adjusted value.
Offer position
Max allowable offer
$114,207
Offer $/acre
$2,364/ac
Projected profit
$59,959
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-566022 | 43.1 | Jul 27, 2026 | $160,800 | 3,727 | 5,375 | 87 |
| NY-695630 | 32.5 | Jul 27, 2026 | $118,400 | 3,647 | 3,400 | 81 |
| NY-605768 | 35.9 | Oct 29, 2025 | $225,100 | 6,271 | 5,197 | 80 |
| NY-796254 | 51.0 | Jul 19, 2025 | $186,200 | 3,648 | 3,277 | 80 |
| NY-546828 | 77.4 | Apr 21, 2026 | $300,400 | 3,883 | 3,700 | 74 |
| NY-907400 | 117.1 | Jul 27, 2026 | $264,700 | 2,261 | 4,077 | 72 |
| NY-775819 | 37.3 | Nov 8, 2025 | $172,400 | 4,629 | 4,498 | 71 |
| NY-164670 | 16.2 | Jun 29, 2026 | $82,700 | 5,105 | 4,285 | 71 |
| NY-997668 | 142.2 | Jul 27, 2026 | $306,700 | 2,157 | 4,092 | 69 |
| NY-456980 | 86.4 | Jul 17, 2025 | $396,900 | 4,595 | 3,219 | 67 |
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.