Comparable sales & offer analysis
Parcel NY-566022
Oneida County, NY · 43.15 ac · Residential · Landlocked · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$180,500
Adjusted value
$120,947
Value range
$103,058–$138,836
Comp $/acre
$2,803/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +49.2% versus the adjusted value.
Offer position
Max allowable offer
$69,113
Offer $/acre
$1,602/ac
Projected profit
$36,284
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-436178 | 48.3 | Jul 27, 2026 | $159,200 | 3,296 | 2,308 | 86 |
| NY-695630 | 32.5 | Jul 27, 2026 | $118,400 | 3,647 | 2,376 | 79 |
| NY-605768 | 35.9 | Oct 29, 2025 | $225,100 | 6,271 | 3,631 | 77 |
| NY-775819 | 37.3 | Nov 8, 2025 | $172,400 | 4,629 | 3,143 | 74 |
| NY-907400 | 117.1 | Jul 27, 2026 | $264,700 | 2,261 | 2,849 | 74 |
| NY-796254 | 51.0 | Jul 19, 2025 | $186,200 | 3,648 | 2,289 | 72 |
| NY-997668 | 142.2 | Jul 27, 2026 | $306,700 | 2,157 | 2,859 | 71 |
| NY-164670 | 16.2 | Jun 29, 2026 | $82,700 | 5,105 | 2,995 | 70 |
| NY-546828 | 77.4 | Apr 21, 2026 | $300,400 | 3,883 | 2,586 | 70 |
| NY-584861 | 18.6 | Mar 13, 2025 | $89,900 | 4,833 | 3,072 | 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.