Comparable sales & offer analysis
Parcel NY-512745
Oswego County, NY · 4.02 ac · Agricultural · Landlocked · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$24,300
Adjusted value
$23,444
Value range
$19,387–$27,500
Comp $/acre
$5,832/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +3.7% versus the adjusted value.
Offer position
Max allowable offer
$13,396
Offer $/acre
$3,332/ac
Projected profit
$7,033
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-712599 | 3.6 | Jul 27, 2026 | $22,700 | 6,289 | 5,873 | 79 |
| NY-672456 | 3.3 | Feb 16, 2026 | $28,000 | 8,584 | 5,040 | 78 |
| NY-971715 | 1.9 | Jul 27, 2026 | $22,300 | 11,674 | 7,471 | 77 |
| NY-951504 | 1.6 | Jul 27, 2026 | $19,400 | 11,817 | 6,706 | 76 |
| NY-984223 | 11.7 | Mar 10, 2026 | $83,100 | 7,088 | 6,125 | 72 |
| NY-633119 | 5.3 | Dec 30, 2024 | $24,400 | 4,634 | 4,027 | 71 |
| NY-911811 | 2.0 | Mar 31, 2025 | $15,400 | 7,557 | 6,462 | 69 |
| NY-272197 | 2.7 | Dec 13, 2025 | $26,800 | 9,927 | 6,568 | 69 |
| NY-313648 | 7.7 | Dec 3, 2023 | $36,300 | 4,691 | 5,048 | 66 |
| NY-811192 | 1.3 | Jul 27, 2026 | $9,700 | 7,432 | 4,727 | 64 |
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.