Comparable sales & offer analysis
Parcel NY-811192
Oswego County, NY · 1.30 ac · Mixed Use · Dirt · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$11,300
Adjusted value
$14,238
Value range
$12,692–$15,785
Comp $/acre
$10,953/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -20.6% versus the adjusted value.
Offer position
Max allowable offer
$8,136
Offer $/acre
$6,259/ac
Projected profit
$4,272
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-951504 | 1.6 | Jul 27, 2026 | $19,400 | 11,817 | 10,626 | 81 |
| NY-841387 | 1.5 | Jul 31, 2025 | $14,300 | 9,553 | 12,703 | 81 |
| NY-971715 | 1.9 | Jul 27, 2026 | $22,300 | 11,674 | 11,838 | 80 |
| NY-272197 | 2.7 | Dec 13, 2025 | $26,800 | 9,927 | 10,407 | 79 |
| NY-712599 | 3.6 | Jul 27, 2026 | $22,700 | 6,289 | 9,307 | 74 |
| NY-230292 | 0.7 | Jul 27, 2026 | $5,500 | 8,145 | 11,706 | 73 |
| NY-640375 | 0.7 | Apr 5, 2026 | $6,700 | 9,308 | 11,945 | 71 |
| NY-890277 | 0.7 | Jul 27, 2026 | $5,000 | 7,515 | 11,610 | 70 |
| NY-911811 | 2.0 | Mar 31, 2025 | $15,400 | 7,557 | 10,239 | 65 |
| NY-512745 | 4.0 | Jul 27, 2026 | $21,900 | 5,446 | 8,698 | 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.