Comparable sales & offer analysis
Parcel NY-712599
Oswego County, NY · 3.61 ac · Mixed Use · Dirt · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$22,000
Adjusted value
$23,050
Value range
$18,413–$27,687
Comp $/acre
$6,385/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -4.6% versus the adjusted value.
Offer position
Max allowable offer
$13,172
Offer $/acre
$3,649/ac
Projected profit
$6,915
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-272197 | 2.7 | Dec 13, 2025 | $26,800 | 9,927 | 7,088 | 81 |
| NY-672456 | 3.3 | Feb 16, 2026 | $28,000 | 8,584 | 5,440 | 80 |
| NY-512745 | 4.0 | Jul 27, 2026 | $21,900 | 5,446 | 5,924 | 79 |
| NY-811192 | 1.3 | Jul 27, 2026 | $9,700 | 7,432 | 5,101 | 74 |
| NY-951504 | 1.6 | Jul 27, 2026 | $19,400 | 11,817 | 7,237 | 73 |
| NY-971715 | 1.9 | Jul 27, 2026 | $22,300 | 11,674 | 8,062 | 73 |
| NY-633119 | 5.3 | Dec 30, 2024 | $24,400 | 4,634 | 4,346 | 69 |
| NY-984223 | 11.7 | Mar 10, 2026 | $83,100 | 7,088 | 6,611 | 68 |
| NY-841387 | 1.5 | Jul 31, 2025 | $14,300 | 9,553 | 8,652 | 67 |
| NY-313648 | 7.7 | Dec 3, 2023 | $36,300 | 4,691 | 5,448 | 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.