Comparable sales & offer analysis
Parcel NY-440914
Oneida County, NY · 1.07 ac · Unzoned · Landlocked · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$4,500
Adjusted value
$4,666
Value range
$3,968–$5,364
Comp $/acre
$4,361/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -3.6% versus the adjusted value.
Offer position
Max allowable offer
$2,666
Offer $/acre
$2,492/ac
Projected profit
$1,400
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 | 4,134 | 87 |
| NY-520935 | 1.1 | Jul 2, 2025 | $7,000 | 6,462 | 3,728 | 78 |
| NY-881312 | 1.4 | Apr 6, 2025 | $11,300 | 7,943 | 5,730 | 74 |
| NY-832483 | 3.3 | Jul 27, 2026 | $29,100 | 8,761 | 5,175 | 73 |
| NY-700477 | 0.8 | Mar 26, 2024 | $2,700 | 3,489 | 3,828 | 71 |
| NY-240514 | 0.8 | Aug 31, 2024 | $4,300 | 5,427 | 3,937 | 71 |
| NY-810206 | 0.6 | Jan 17, 2025 | $4,900 | 7,672 | 3,858 | 69 |
| NY-220455 | 0.8 | Nov 30, 2024 | $5,300 | 7,029 | 4,340 | 68 |
| NY-832257 | 2.8 | Dec 16, 2024 | $17,600 | 6,232 | 4,561 | 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.