Comparable sales & offer analysis
Parcel NY-988652
Oneida County, NY · 290 ac · Recreational · Paved · Power at road
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$955,900
Adjusted value
$1,170,854
Value range
$1,006,110–$1,335,598
Comp $/acre
$4,037/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -18.4% versus the adjusted value.
Offer position
Max allowable offer
$669,059
Offer $/acre
$2,307/ac
Projected profit
$351,256
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-828948 | 359.4 | May 23, 2026 | $895,000 | 2,491 | 3,717 | 85 |
| NY-629295 | 462.1 | Jul 27, 2026 | $1,343,600 | 2,908 | 3,947 | 82 |
| NY-188717 | 304.0 | Feb 15, 2025 | $1,063,000 | 3,497 | 3,644 | 81 |
| NY-997668 | 142.2 | Jul 27, 2026 | $306,700 | 2,157 | 3,620 | 78 |
| NY-718700 | 300.3 | Nov 1, 2024 | $583,100 | 1,942 | 3,660 | 78 |
| NY-907400 | 117.1 | Jul 27, 2026 | $264,700 | 2,261 | 3,607 | 73 |
| NY-638318 | 227.7 | May 21, 2024 | $855,300 | 3,757 | 4,511 | 73 |
| NY-249477 | 527.2 | Nov 6, 2025 | $1,192,200 | 2,262 | 3,826 | 69 |
| NY-417226 | 103.2 | Mar 6, 2025 | $592,900 | 5,744 | 5,431 | 67 |
| NY-529328 | 473.2 | Apr 30, 2024 | $1,275,700 | 2,696 | 4,743 | 66 |
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.