Comparable sales & offer analysis
Parcel NY-105783
Onondaga County, NY · 36.29 ac · Recreational · Gravel · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$266,100
Adjusted value
$296,296
Value range
$250,968–$341,625
Comp $/acre
$8,165/ac
Weighted from 7 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -10.2% versus the adjusted value.
Offer position
Max allowable offer
$169,312
Offer $/acre
$4,666/ac
Projected profit
$88,889
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-925907 | 39.7 | Jun 19, 2026 | $379,100 | 9,548 | 7,913 | 86 |
| NY-905854 | 38.2 | Apr 8, 2025 | $351,100 | 9,191 | 8,332 | 79 |
| NY-715415 | 27.8 | May 24, 2024 | $146,300 | 5,262 | 6,885 | 67 |
| NY-784333 | 12.7 | Mar 30, 2026 | $80,600 | 6,353 | 6,519 | 67 |
| NY-996395 | 56.5 | Aug 28, 2024 | $551,900 | 9,763 | 9,783 | 66 |
| NY-416702 | 70.6 | Sep 11, 2024 | $544,700 | 7,713 | 7,720 | 64 |
| NY-797263 | 106.0 | Aug 7, 2024 | $813,400 | 7,672 | 10,355 | 57 |
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.