Comparable sales & offer analysis
Parcel NY-188717
Oneida County, NY · 304 ac · Recreational · Gravel · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$1,221,800
Adjusted value
$1,244,948
Value range
$1,057,681–$1,432,214
Comp $/acre
$4,095/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -1.9% versus the adjusted value.
Offer position
Max allowable offer
$711,399
Offer $/acre
$2,340/ac
Projected profit
$373,484
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 | 3,812 | 88 |
| NY-988652 | 290.0 | Aug 17, 2025 | $918,600 | 3,168 | 3,384 | 83 |
| NY-629295 | 462.1 | Jul 27, 2026 | $1,343,600 | 2,908 | 4,047 | 81 |
| NY-997668 | 142.2 | Jul 27, 2026 | $306,700 | 2,157 | 3,713 | 76 |
| NY-718700 | 300.3 | Nov 1, 2024 | $583,100 | 1,942 | 3,752 | 76 |
| NY-907400 | 117.1 | Jul 27, 2026 | $264,700 | 2,261 | 3,699 | 73 |
| NY-249477 | 527.2 | Nov 6, 2025 | $1,192,200 | 2,262 | 3,923 | 69 |
| NY-529328 | 473.2 | Apr 30, 2024 | $1,275,700 | 2,696 | 4,862 | 68 |
| NY-638318 | 227.7 | May 21, 2024 | $855,300 | 3,757 | 4,624 | 67 |
| NY-417226 | 103.2 | Mar 6, 2025 | $592,900 | 5,744 | 5,568 | 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.