Comparable sales & offer analysis
Parcel NY-417226
Oneida County, NY · 103 ac · Recreational · Gravel · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$570,600
Adjusted value
$395,843
Value range
$333,366–$458,319
Comp $/acre
$3,835/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +44.1% versus the adjusted value.
Offer position
Max allowable offer
$226,196
Offer $/acre
$2,191/ac
Projected profit
$118,753
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-997668 | 142.2 | Jul 27, 2026 | $306,700 | 2,157 | 4,084 | 83 |
| NY-546828 | 77.4 | Apr 21, 2026 | $300,400 | 3,883 | 3,693 | 83 |
| NY-907400 | 117.1 | Jul 27, 2026 | $264,700 | 2,261 | 4,069 | 81 |
| NY-436178 | 48.3 | Jul 27, 2026 | $159,200 | 3,296 | 3,296 | 75 |
| NY-695630 | 32.5 | Jul 27, 2026 | $118,400 | 3,647 | 3,393 | 71 |
| NY-456980 | 86.4 | Jul 17, 2025 | $396,900 | 4,595 | 3,212 | 71 |
| NY-566022 | 43.1 | Jul 27, 2026 | $160,800 | 3,727 | 5,364 | 71 |
| NY-828948 | 359.4 | May 23, 2026 | $895,000 | 2,491 | 4,193 | 70 |
| NY-988652 | 290.0 | Aug 17, 2025 | $918,600 | 3,168 | 3,722 | 69 |
| NY-796254 | 51.0 | Jul 19, 2025 | $186,200 | 3,648 | 3,270 | 67 |
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.