Comparable sales & offer analysis
Parcel NY-149807
Onondaga County, NY · 670 ac · Recreational · Paved · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$2,578,800
Adjusted value
$3,193,329
Value range
$2,788,212–$3,598,447
Comp $/acre
$4,770/ac
Weighted from 5 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -19.2% versus the adjusted value.
Offer position
Max allowable offer
$1,824,760
Offer $/acre
$2,725/ac
Projected profit
$957,999
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-399448 | 516.2 | Jul 10, 2026 | $1,661,500 | 3,219 | 4,120 | 83 |
| NY-839188 | 427.6 | Apr 26, 2026 | $2,078,400 | 4,861 | 4,334 | 73 |
| NY-907637 | 139.0 | Aug 5, 2024 | $1,300,900 | 9,358 | 5,327 | 60 |
| NY-258237 | 214.7 | Apr 30, 2025 | $1,415,500 | 6,593 | 4,774 | 59 |
| NY-797263 | 106.0 | Aug 7, 2024 | $813,400 | 7,672 | 5,778 | 51 |
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.