Comparable sales & offer analysis
Parcel NY-403868
Oneida County, NY · 9.06 ac · Mixed Use · Dirt · Power at road
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$74,000
Adjusted value
$55,365
Value range
$50,006–$60,723
Comp $/acre
$6,111/ac
Weighted from 6 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +33.7% versus the adjusted value.
Offer position
Max allowable offer
$31,637
Offer $/acre
$3,492/ac
Projected profit
$16,609
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-164670 | 16.2 | Jun 29, 2026 | $82,700 | 5,105 | 5,416 | 79 |
| NY-623057 | 5.0 | May 1, 2026 | $30,200 | 5,997 | 5,863 | 75 |
| NY-603662 | 7.8 | Jan 25, 2025 | $40,600 | 5,197 | 6,446 | 75 |
| NY-832483 | 3.3 | Jul 27, 2026 | $29,100 | 8,761 | 7,155 | 67 |
| NY-584861 | 18.6 | Mar 13, 2025 | $89,900 | 4,833 | 5,559 | 60 |
| NY-832257 | 2.8 | Dec 16, 2024 | $17,600 | 6,232 | 6,307 | 58 |
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.