Comparable sales & offer analysis
Parcel NY-911811
Oswego County, NY · 2.04 ac · Unzoned · Landlocked · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$14,300
Adjusted value
$16,433
Value range
$13,691–$19,176
Comp $/acre
$8,056/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -13.0% versus the adjusted value.
Offer position
Max allowable offer
$9,390
Offer $/acre
$4,603/ac
Projected profit
$4,930
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-971715 | 1.9 | Jul 27, 2026 | $22,300 | 11,674 | 9,291 | 86 |
| NY-951504 | 1.6 | Jul 27, 2026 | $19,400 | 11,817 | 8,339 | 83 |
| NY-512745 | 4.0 | Jul 27, 2026 | $21,900 | 5,446 | 6,826 | 78 |
| NY-841387 | 1.5 | Jul 31, 2025 | $14,300 | 9,553 | 9,970 | 75 |
| NY-672456 | 3.3 | Feb 16, 2026 | $28,000 | 8,584 | 6,269 | 75 |
| NY-811192 | 1.3 | Jul 27, 2026 | $9,700 | 7,432 | 5,878 | 74 |
| NY-272197 | 2.7 | Dec 13, 2025 | $26,800 | 9,927 | 8,168 | 73 |
| NY-712599 | 3.6 | Jul 27, 2026 | $22,700 | 6,289 | 7,304 | 71 |
| NY-890277 | 0.7 | Jul 27, 2026 | $5,000 | 7,515 | 9,112 | 69 |
| NY-640375 | 0.7 | Apr 5, 2026 | $6,700 | 9,308 | 9,374 | 69 |
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.