Comparable sales & offer analysis
Parcel NY-695630
Oneida County, NY · 32.48 ac · Unzoned · Gravel · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$110,800
Adjusted value
$152,531
Value range
$119,956–$185,106
Comp $/acre
$4,696/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -27.4% versus the adjusted value.
Offer position
Max allowable offer
$87,161
Offer $/acre
$2,684/ac
Projected profit
$45,759
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-605768 | 35.9 | Oct 29, 2025 | $225,100 | 6,271 | 5,617 | 80 |
| NY-566022 | 43.1 | Jul 27, 2026 | $160,800 | 3,727 | 5,810 | 79 |
| NY-436178 | 48.3 | Jul 27, 2026 | $159,200 | 3,296 | 3,570 | 79 |
| NY-775819 | 37.3 | Nov 8, 2025 | $172,400 | 4,629 | 4,862 | 77 |
| NY-164670 | 16.2 | Jun 29, 2026 | $82,700 | 5,105 | 4,632 | 71 |
| NY-796254 | 51.0 | Jul 19, 2025 | $186,200 | 3,648 | 3,541 | 69 |
| NY-584861 | 18.6 | Mar 13, 2025 | $89,900 | 4,833 | 4,752 | 68 |
| NY-546828 | 77.4 | Apr 21, 2026 | $300,400 | 3,883 | 4,000 | 68 |
| NY-456980 | 86.4 | Jul 17, 2025 | $396,900 | 4,595 | 3,479 | 64 |
| NY-417226 | 103.2 | Mar 6, 2025 | $592,900 | 5,744 | 6,633 | 62 |
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.