Comparable sales & offer analysis
Parcel NY-841387
Oswego County, NY · 1.50 ac · Mixed Use · Landlocked · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$16,100
Adjusted value
$12,254
Value range
$10,539–$13,969
Comp $/acre
$8,169/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +31.4% versus the adjusted value.
Offer position
Max allowable offer
$7,002
Offer $/acre
$4,668/ac
Projected profit
$3,676
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-811192 | 1.3 | Jul 27, 2026 | $9,700 | 7,432 | 5,910 | 88 |
| NY-951504 | 1.6 | Jul 27, 2026 | $19,400 | 11,817 | 8,385 | 86 |
| NY-971715 | 1.9 | Jul 27, 2026 | $22,300 | 11,674 | 9,341 | 81 |
| NY-272197 | 2.7 | Dec 13, 2025 | $26,800 | 9,927 | 8,212 | 77 |
| NY-712599 | 3.6 | Jul 27, 2026 | $22,700 | 6,289 | 7,344 | 75 |
| NY-640375 | 0.7 | Apr 5, 2026 | $6,700 | 9,308 | 9,426 | 74 |
| NY-890277 | 0.7 | Jul 27, 2026 | $5,000 | 7,515 | 9,162 | 74 |
| NY-911811 | 2.0 | Mar 31, 2025 | $15,400 | 7,557 | 8,080 | 74 |
| NY-230292 | 0.7 | Jul 27, 2026 | $5,500 | 8,145 | 9,237 | 72 |
| NY-512745 | 4.0 | Jul 27, 2026 | $21,900 | 5,446 | 6,863 | 71 |
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.