Comparable sales & offer analysis
Parcel NY-696361
Oswego County, NY · 55.16 ac · Recreational · Gravel · Power at road
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$414,500
Adjusted value
$412,646
Value range
$335,909–$489,384
Comp $/acre
$7,481/ac
Weighted from 8 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +0.4% versus the adjusted value.
Offer position
Max allowable offer
$235,798
Offer $/acre
$4,275/ac
Projected profit
$123,794
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-676245 | 50.7 | Jun 30, 2026 | $255,500 | 5,038 | 5,790 | 83 |
| NY-926333 | 54.0 | Sep 13, 2025 | $480,100 | 8,882 | 9,187 | 82 |
| NY-565574 | 31.2 | Dec 31, 2025 | $249,200 | 7,991 | 8,578 | 75 |
| NY-897777 | 153.8 | Apr 17, 2026 | $890,200 | 5,786 | 9,046 | 67 |
| NY-716981 | 86.4 | Jan 2, 2025 | $458,400 | 5,304 | 6,242 | 65 |
| NY-534932 | 19.6 | Aug 22, 2024 | $113,700 | 5,805 | 6,150 | 62 |
| NY-117716 | 147.2 | Mar 23, 2025 | $915,700 | 6,221 | 8,302 | 59 |
| NY-294647 | 15.9 | Jun 7, 2024 | $95,700 | 6,002 | 6,256 | 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.