Comparable sales & offer analysis
Parcel NY-951504
Oswego County, NY · 1.64 ac · Mixed Use · Paved · Power at road
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$20,000
Adjusted value
$18,626
Value range
$15,499–$21,753
Comp $/acre
$11,357/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +7.4% versus the adjusted value.
Offer position
Max allowable offer
$10,644
Offer $/acre
$6,490/ac
Projected profit
$5,588
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-971715 | 1.9 | Jul 27, 2026 | $22,300 | 11,674 | 13,195 | 84 |
| NY-811192 | 1.3 | Jul 27, 2026 | $9,700 | 7,432 | 8,348 | 82 |
| NY-841387 | 1.5 | Jul 31, 2025 | $14,300 | 9,553 | 14,163 | 79 |
| NY-512745 | 4.0 | Jul 27, 2026 | $21,900 | 5,446 | 9,695 | 77 |
| NY-911811 | 2.0 | Mar 31, 2025 | $15,400 | 7,557 | 11,416 | 75 |
| NY-712599 | 3.6 | Jul 27, 2026 | $22,700 | 6,289 | 10,374 | 75 |
| NY-672456 | 3.3 | Feb 16, 2026 | $28,000 | 8,584 | 8,904 | 74 |
| NY-272197 | 2.7 | Dec 13, 2025 | $26,800 | 9,927 | 11,602 | 73 |
| NY-890277 | 0.7 | Jul 27, 2026 | $5,000 | 7,515 | 12,941 | 72 |
| NY-230292 | 0.7 | Jul 27, 2026 | $5,500 | 8,145 | 13,048 | 70 |
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.