Barnstable County, MA · Sold

MA-309758

3752 County Road 164

$6,404,600

$21,805/ac · 294 ac

Offer report Market this tract

Acreage294 ac

Price per acre$21,805/ac

ZoningMixed Use

Road accessDirt

UtilitiesPower at road

TopographySloped

ListedMay 21, 2025

Coordinates41.6680, -70.0832

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County GIS boundary

We do not yet have an active public ArcGIS connection for this county. Use the official source link to verify the parcel boundary and flood/zoning layers.

County market

Barnstable County, Massachusetts. Very limited raw supply; wetlands review drives most deals.

View Barnstable market data →

Step 1 · Is this a deal?

Due diligence

2 items to verify before you offer.

Risk index

Low risk

Wetlands2.6% of tract

Little to no mapped wetland coverage.

Average slope26.8%

Steep ground — expect meaningful site work to build.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

2,169 ft of deeded road frontage.

Power189 ft away

Power at or near the road.

Buildable area171.65 of 293.72 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$5,203,945

$4,313,718 – $6,094,172 · $17,717/ac on 294 ac

Asking vs estimate

+23.1%

Priced above the comp set

Weighted from 7 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.

AI deal brief

Comps, diligence flags, an offer number and what to ask the seller.

Offer calculatorAsking $6,404,600

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$2,973,683

$10,124/ac · +30.0% target margin

You need $3,430,917 off asking to hit this margin.

All-in cost$3,226,446

Net resale$4,787,629

Projected profit$1,561,183

ROI+48.4%

Annualized+69.2%

Break-even resale$11,940/ac

Profit if resale lands off target

-20%

$603,657

-10%

$1,082,420

$1,561,183

+10%

$2,039,946

+20%

$2,518,709

Comparable sales7 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
MA-569801 Dirt · Full utilities	303.0	May 26, 2026	$5,457,100	18,010	15,036	6.8 mi	86
MA-899440 Landlocked · Off grid	233.3	Apr 17, 2025	$3,364,100	14,421	21,206	9.3 mi	70
MA-368108 Dirt · Full utilities	88.9	Nov 30, 2025	$2,813,000	31,650	19,387	10.8 mi	67
MA-648268 Gravel · Off grid	99.8	Dec 13, 2025	$1,587,100	15,902	12,349	3.3 mi	67
MA-338103 Paved · Power at road	88.6	Mar 24, 2025	$2,890,700	32,641	18,261	3.9 mi	63
MA-448364 Gravel · Off grid	107.0	Jul 10, 2025	$2,331,300	21,790	17,516	7.0 mi	61
MA-988828 Gravel · Off grid	149.7	Jan 6, 2024	$3,425,900	22,879	21,278	8.2 mi	59

Show adjustment detail for the top comp

Tract size (303.01 ac → 293.72 ac)+0.9%
Utilities (Full utilities → Power at road)-18.0%
Market time (3 mo)+0.9%

Step 3 · Market it

Turn this underwriting into a listing

Generate a comp-priced headline, listing description, land-group post and cash-buyer email for this tract — then post it to the investor marketplace.

Build the listing kit Post a deal or JV