Barnstable County, MA · Sold

MA-338103

3686 County Road 361

$3,062,200

$34,578/ac · 88.56 ac

Offer report Market this tract

Acreage88.56 ac

Price per acre$34,578/ac

ZoningRecreational

Road accessPaved

UtilitiesPower at road

TopographySloped

ListedNov 15, 2024

Coordinates41.6487, -70.1546

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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

Wetlands1.2% of tract

Little to no mapped wetland coverage.

Average slope12.9%

Rolling to steep in places; pad prep likely.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

700 ft of deeded road frontage.

Power192 ft away

Power at or near the road.

Buildable area70.00 of 88.56 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$3,048,370

$2,472,585 – $3,624,155 · $34,422/ac on 88.56 ac

Asking vs estimate

+0.5%

In line with 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 $3,062,200

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$1,741,926

$19,669/ac · +30.0% target margin

You need $1,320,274 off asking to hit this margin.

All-in cost$1,889,990

Net resale$2,804,500

Projected profit$914,511

ROI+48.4%

Annualized+69.2%

Break-even resale$23,197/ac

Profit if resale lands off target

-20%

$353,611

-10%

$634,061

$914,511

+10%

$1,194,961

+20%

$1,475,411

Comparable sales7 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
MA-648268 Gravel · Off grid	99.8	Dec 13, 2025	$1,587,100	15,902	23,366	2.5 mi	81
MA-368108 Dirt · Full utilities	88.9	Nov 30, 2025	$2,813,000	31,650	36,685	8.7 mi	78
MA-448364 Gravel · Off grid	107.0	Jul 10, 2025	$2,331,300	21,790	33,145	8.8 mi	72
MA-569801 Dirt · Full utilities	303.0	May 26, 2026	$5,457,100	18,010	28,451	8.1 mi	66
MA-309758 Dirt · Power at road	293.7	Sep 12, 2025	$6,263,700	21,325	41,919	3.9 mi	65
MA-988828 Gravel · Off grid	149.7	Jan 6, 2024	$3,425,900	22,879	40,263	4.5 mi	64
MA-899440 Landlocked · Off grid	233.3	Apr 17, 2025	$3,364,100	14,421	40,126	9.3 mi	59

Show adjustment detail for the top comp

Tract size (99.81 ac → 88.56 ac)+2.9%
Access (Gravel → Paved)+18.0%
Utilities (Off grid → Power at road)+17.6%
Market time (8 mo)+2.8%

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