Comparable sales & offer analysis
Parcel NY-605768
Oneida County, NY · 35.90 ac · Mixed Use · Paved · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$224,000
Adjusted value
$178,214
Value range
$147,337–$209,091
Comp $/acre
$4,964/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +25.7% versus the adjusted value.
Offer position
Max allowable offer
$101,837
Offer $/acre
$2,837/ac
Projected profit
$53,464
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-695630 | 32.5 | Jul 27, 2026 | $118,400 | 3,647 | 4,263 | 86 |
| NY-436178 | 48.3 | Jul 27, 2026 | $159,200 | 3,296 | 4,142 | 85 |
| NY-566022 | 43.1 | Jul 27, 2026 | $160,800 | 3,727 | 6,740 | 83 |
| NY-775819 | 37.3 | Nov 8, 2025 | $172,400 | 4,629 | 5,640 | 75 |
| NY-164670 | 16.2 | Jun 29, 2026 | $82,700 | 5,105 | 5,373 | 73 |
| NY-796254 | 51.0 | Jul 19, 2025 | $186,200 | 3,648 | 4,108 | 72 |
| NY-907400 | 117.1 | Jul 27, 2026 | $264,700 | 2,261 | 5,112 | 68 |
| NY-546828 | 77.4 | Apr 21, 2026 | $300,400 | 3,883 | 4,640 | 66 |
| NY-456980 | 86.4 | Jul 17, 2025 | $396,900 | 4,595 | 4,036 | 64 |
| NY-584861 | 18.6 | Mar 13, 2025 | $89,900 | 4,833 | 5,513 | 63 |
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.