Comparable sales & offer analysis
Parcel NY-638318
Oneida County, NY · 228 ac · Mixed Use · Paved · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$886,300
Adjusted value
$755,473
Value range
$660,382–$850,564
Comp $/acre
$3,318/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +17.3% versus the adjusted value.
Offer position
Max allowable offer
$431,699
Offer $/acre
$1,896/ac
Projected profit
$226,642
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 | 3,387 | 78 |
| NY-988652 | 290.0 | Aug 17, 2025 | $918,600 | 3,168 | 3,007 | 78 |
| NY-997668 | 142.2 | Jul 27, 2026 | $306,700 | 2,157 | 3,298 | 77 |
| NY-907400 | 117.1 | Jul 27, 2026 | $264,700 | 2,261 | 3,286 | 76 |
| NY-629295 | 462.1 | Jul 27, 2026 | $1,343,600 | 2,908 | 3,595 | 74 |
| NY-529328 | 473.2 | Apr 30, 2024 | $1,275,700 | 2,696 | 4,321 | 70 |
| NY-188717 | 304.0 | Feb 15, 2025 | $1,063,000 | 3,497 | 3,320 | 70 |
| NY-718700 | 300.3 | Nov 1, 2024 | $583,100 | 1,942 | 3,334 | 69 |
| NY-456980 | 86.4 | Jul 17, 2025 | $396,900 | 4,595 | 2,595 | 66 |
| NY-546828 | 77.4 | Apr 21, 2026 | $300,400 | 3,883 | 2,983 | 65 |
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.