Comparable sales & offer analysis
Parcel NY-117716
Oswego County, NY · 147 ac · Residential · Paved · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$1,066,000
Adjusted value
$896,701
Value range
$744,370–$1,049,032
Comp $/acre
$6,092/ac
Weighted from 6 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +18.9% versus the adjusted value.
Offer position
Max allowable offer
$512,401
Offer $/acre
$3,481/ac
Projected profit
$269,010
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-897777 | 153.8 | Apr 17, 2026 | $890,200 | 5,786 | 7,177 | 84 |
| NY-716981 | 86.4 | Jan 2, 2025 | $458,400 | 5,304 | 4,952 | 73 |
| NY-809111 | 404.4 | Oct 9, 2025 | $2,053,000 | 5,077 | 5,955 | 67 |
| NY-676245 | 50.7 | Jun 30, 2026 | $255,500 | 5,038 | 4,593 | 67 |
| NY-696361 | 55.2 | Nov 19, 2025 | $441,000 | 7,995 | 6,540 | 63 |
| NY-926333 | 54.0 | Sep 13, 2025 | $480,100 | 8,882 | 7,289 | 61 |
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.