Comparable sales & offer analysis
Parcel NY-440914
Oneida County, NY · 1.07 ac · Unzoned · Landlocked · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$4,500
Adjusted value
$4,690
Value range
$3,988–$5,391
Comp $/acre
$4,383/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -4.0% versus the adjusted value.
Offer position
Max allowable offer
$2,680
Offer $/acre
$2,505/ac
Projected profit
$1,407
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-230749 | 0.9 | May 10, 2026 | $7,900 | 8,356 | 4,157 | 86 |
| NY-520935 | 1.1 | Jul 2, 2025 | $7,000 | 6,462 | 3,748 | 78 |
| NY-881312 | 1.4 | Apr 6, 2025 | $11,300 | 7,943 | 5,760 | 74 |
| NY-832483 | 3.3 | Jul 27, 2026 | $29,100 | 8,761 | 5,203 | 72 |
| NY-700477 | 0.8 | Mar 26, 2024 | $2,700 | 3,489 | 3,848 | 71 |
| NY-240514 | 0.8 | Aug 31, 2024 | $4,300 | 5,427 | 3,957 | 70 |
| NY-810206 | 0.6 | Jan 17, 2025 | $4,900 | 7,672 | 3,878 | 68 |
| NY-220455 | 0.8 | Nov 30, 2024 | $5,300 | 7,029 | 4,363 | 67 |
| NY-832257 | 2.8 | Dec 16, 2024 | $17,600 | 6,232 | 4,585 | 59 |
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.