Comparable sales & offer analysis
Parcel NY-605768
Oneida County, NY · 35.90 ac · Mixed Use · Paved · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$224,000
Adjusted value
$177,257
Value range
$146,553–$207,961
Comp $/acre
$4,938/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +26.4% versus the adjusted value.
Offer position
Max allowable offer
$101,290
Offer $/acre
$2,821/ac
Projected profit
$53,177
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 | 4,240 | 87 |
| NY-436178 | 48.3 | Jul 27, 2026 | $159,200 | 3,296 | 4,119 | 87 |
| NY-566022 | 43.1 | Jul 27, 2026 | $160,800 | 3,727 | 6,702 | 85 |
| NY-775819 | 37.3 | Nov 8, 2025 | $172,400 | 4,629 | 5,609 | 76 |
| NY-164670 | 16.2 | Jun 29, 2026 | $82,700 | 5,105 | 5,343 | 74 |
| NY-796254 | 51.0 | Jul 19, 2025 | $186,200 | 3,648 | 4,086 | 73 |
| NY-907400 | 117.1 | Jul 27, 2026 | $264,700 | 2,261 | 5,084 | 69 |
| NY-546828 | 77.4 | Apr 21, 2026 | $300,400 | 3,883 | 4,614 | 67 |
| NY-456980 | 86.4 | Jul 17, 2025 | $396,900 | 4,595 | 4,015 | 65 |
| NY-584861 | 18.6 | Mar 13, 2025 | $89,900 | 4,833 | 5,484 | 64 |
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.